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Don't worry; your "dream girl" โ˜๏ธ is in better, bigger, blacker hands ๐Ÿ‘๐Ÿฟ now ๐Ÿคญ๐Ÿ˜ตโ€๐Ÿ’ซ๐Ÿฅ‡โ„๏ธ๐Ÿ‡๐Ÿผ๐Ÿฆโ™ ๏ธ๐Ÿ”’๐Ÿ˜ญ๐Ÿ˜ค๐ŸฅŠ

32,685 Aufrufe โ€ข vor 9 Monaten โ€ขvia X (Twitter)

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"Arguing with her is falling into her frame." โ€“Rivelino EXAMPLE In this scene from Titanic, Rose knows that Cal is trying to impress her, so she purposely provokes him by doubting the size of the ship Rose is looking to see if she can get a reaction out of him. And she does. He reacts defensively and argues logically A double mistake When a woman tries to start an argument with you, she's testing to see if you're stupid enough to take her seriously If you do take her seriously and argue with her, you fall into her frame and essentially fall into her trap. Whereas if you treat her like an adorable petulant child, you pass the test and sidestep the trap In this scene, Cal reacts the wrong way to Rose's shit test. He falls into her frame by arguing with her and he tries to change her mind using facts ROSE: I don't see what the fuss is about. It doesn't look any bigger than Mauretania CAL: [facts logic boring boring] When a man tries to convince a woman by using facts and logic, she instinctively realizes that he doesn't understand women, how they feel, how they function This is a massive turn off She doesn't want to be with a man who doesn't understand her true feminine essence So what should a man say instead of arguing with her? My two favorite standard replies to any sort of petulant shit test from a girl are "You're precious" and "You're adorable" Remember, she is like a child She wants to feel your mastery over her โ€“โ€“ and she wants to see that you have mastery over your own emotions If Cal knew how to handle Rose, he would avoid arguing with her. Instead, he would say something like this: ROSE: I don't see what the fuss is about. It doesn't look bigger than Mauretania CAL: Oh Rose, you're so adorable Much better If your girl says something to make you angry and you feel yourself losing your temper, instead of calling her stupid call her adorable "You're so fucking adorable" You can even keep the same angry tone Over time, you will start reframing and training your brain to see her as an adorable (petulant) child Remember, when you think in your mind "she is annoying", that means she has gotten to you, she has rattled you, and that's bad When you think in your mind "she is adorable", that means you see her like a child And why is she adorable? Well, she's your girl, right? If she isn't adorable โ€“โ€“ if she really is stupid, annoying, complaining all the time, disrespecting you all the time, then maybe you need to let her go and find yourself another girl. It sounds like her heart is closed off to you But if she is your girl and you do love her, then she's adorable, and her "annoying" shit tests just mean that she misses you and needs your reassurance that you can handle her moods and her occasional feminine chaos She wants to feel your masculine strength, she wants to feel your amused mastery, your power and control over her emotions She wants to feel safe in your arms She wants to trust you
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"Arguing with her is falling into her frame." โ€“Rivelino EXAMPLE In this scene from Titanic, Rose knows that Cal is trying to impress her, so she purposely provokes him by doubting the size of the ship Rose is looking to see if she can get a reaction out of him. And she does. He reacts defensively and argues logically A double mistake When a woman tries to start an argument with you, she's testing to see if you're stupid enough to take her seriously If you do take her seriously and argue with her, you fall into her frame and essentially fall into her trap. Whereas if you treat her like an adorable petulant child, you pass the test and sidestep the trap In this scene, Cal reacts the wrong way to Rose's shit test. He falls into her frame by arguing with her and he tries to change her mind using facts ROSE: I don't see what the fuss is about. It doesn't look any bigger than Mauretania CAL: [facts logic boring boring] When a man tries to convince a woman by using facts and logic, she instinctively realizes that he doesn't understand women, how they feel, how they function This is a massive turn off She doesn't want to be with a man who doesn't understand her true feminine essence So what should a man say instead of arguing with her? My two favorite standard replies to any sort of petulant shit test from a girl are "You're precious" and "You're adorable" Remember, she is like a child She wants to feel your mastery over her โ€“โ€“ and she wants to see that you have mastery over your own emotions If Cal knew how to handle Rose, he would avoid arguing with her. Instead, he would say something like this: ROSE: I don't see what the fuss is about. It doesn't look bigger than Mauretania CAL: Oh Rose, you're so adorable Much better If your girl says something to make you angry and you feel yourself losing your temper, instead of calling her stupid call her adorable "You're so fucking adorable" You can even keep the same angry tone Over time, you will start reframing and training your brain to see her as an adorable (petulant) child Remember, when you think in your mind "she is annoying", that means she has gotten to you, she has rattled you, and that's bad When you think in your mind "she is adorable", that means you see her like a child And why is she adorable? Well, she's your girl, right? If she isn't adorable โ€“โ€“ if she really is stupid, annoying, complaining all the time, disrespecting you all the time, then maybe you need to let her go and find yourself another girl. It sounds like her heart is closed off to you But if she is your girl and you do love her, then she's adorable, and her "annoying" shit tests just mean that she misses you and needs your reassurance that you can handle her moods and her occasional feminine chaos She wants to feel your masculine strength, she wants to feel your amused mastery, your power and control over her emotions She wants to feel safe in your arms She wants to trust you

Rivelino

261,428 Aufrufe โ€ข vor 2 Jahren

Everyone thought he was crazy for quitting his finance job to sell ice cream. โ€‹ Today, his novelty brand is available in 5,000+ stores, including Whole Foods, Erewhon, Bristol Farms, and The Fresh Market. โ€‹ Here's how to do the same: โ€‹ Step 1: Find the big idea โ€‹ David's advice: Ask yourself what's missing? โ€‹ - Look around at the way you live - Write down the products you love - Ask yourself: what would improve my quality of life? How can I make something that is 5-10x better than what exists? โ€‹ For David, the missing thing was a way to satisfy his sweet tooth with portion controlled & snackable products like Nestleโ€™s Dibs. As someone who was lactose-intolerant and had issues with dairy, there weren't many options. โ€‹ And so, his dream snack, Dream Pops, was born! โ€‹ Step 2. Make your prototype โ€‹ David's advice: It doesn't have to be perfect. โ€‹ In the early days, David was making samples in his mom's kitchen by hand. โ€‹ One thing entrepreneurs get wrong? Trying to launch something perfect. If you're prototyping a food product, follow his advice: โ€‹ - Create a delicious and unique product - Differentiate with your packaging & branding - Iterate in small format grocery stores and get feedback from your customers before launching into national accounts โ€‹ Step 3. Put your product out there โ€‹ David's advice: Get your product in as many hands as possibleโ€”any way you can. โ€‹ Some ideas: - Host pop-ups with like-minded brands. Some brick and mortar brands were willing to pay $5K-$10K for a tailored โ€œice cream socialโ€โ€™ event with custom packaging. Revenue + awareness = free marketing. - Personally do samplings at local grocery stores to get real-time feedback from your customers. What do they love about the product? What do they hate? Those are your golden nuggets. โ€‹ Step 4. Scale thoughtfully โ€‹ David's advice: Don't get tempted by a big retailer with thousands of stores out the gate. โ€‹ Getting into a huge retailer can kill your business if you arenโ€™t ready. Don't chase revenue and door count. โ€‹ Consider profitability, product quality, and overall risk. โ€‹ Some retailers require you to pay "slotting" where you spend $50K to $150K+ to be on the shelf for eight months. โ€‹ If you don't perform? You're out. โ€‹ The risk is massive and can put you out of business before you have the opportunity to flourish. โ€‹ Instead, find independent grocery stores and regional grocers with 3-10 locations and scale slowly โ€“ laser-focused on profitability and velocity. โ€‹ Today, Dream Pops is a multi-million dollar brand sold at Whole Foods, Safeway Albertsons, Acme, Shaws, Erewhon, ShopRite, The Fresh Market, Fresh Thyme, GoPuff, CVS, Thrive Market, and many more. โ€‹ This is your reminder to tune out all the noise, trust your intuition & keep building. โ€‹ Want to get 1:1 advice from a CPG industry expert? You can now book David Greenfeld on Intro. โ€‹ -- Did you enjoy this business breakdown? Follow @useintro to learn how the world's most successful entrepreneurs built $100M+ businesses.

Intro

33,031 Aufrufe โ€ข vor 2 Jahren

I am the person practice Law of Attraction many years and I do see a lot of change in my life! I believe everything can change to better after we change our heart and our mindset. On the way to Pi success journey, all our community should work together and help each other. Because we are on the same boat. We use our heart on it and we love it and it is in our life and it is our light and hope! Nobody want it fail. I read a story about a bird who has two heads share one body. But one head jealous another head and hate it. So he seduce the other head to eat a poisoned fruit. He is very happy to see the other head die. But after a few minutes, his head feel very painful and died too. I use the story to describe our poineers community. We should understand how to make Pi succes. If you hurt other poineers community, actually it will hurt your community too. I have no discrimiation on different price and respect all Pi Communities. However I would like all pioneers understand why we call GCV, it is not because ourselves greedy. It is because Pi need to start from high price to protect it on open mainnet. We all know a lot of pioneers come from the bottom of our society. They are in hardship, they even cannot afford food and place to live. And these kinds of pioneers has occupied most community. Nobody can prevent them to sell Pi becuase they are Pi holders. They need to survive, this is also the reason why there are a lot under table exchange to FIAT. Even 0.85$ or maybe 0.01$ they will sell Pi. What will happen, if the price is this low? I don't think this price can make eco develpe well. I talked with a Chinese mall rep, he told me many merchants hesitate to put their high value products on the mall is because the price big difference. If they use a price, then pioneers barter and sell in a lower price mall. It will hurt these merchants. This is the reason most merchant won't put high value products. How about the low consensus price bartered by pioneers? Yes, the merchant get a lot of Pi. However they still cannot survive if close mainnet more than 3 months-6 months. The pioneers will used up all his Pi. Then Pi has no relationship with him/her. For myself I have no Pi to use even if I have all basic coin and security circle migrated. All has been locked for 3 years. Now I changed to 90% so I only have 9 Pi in 2-3 years after almost 1 years mining. All bonus Pi cannot use now. before price united. Another thing I want to address again! No need to worry KYC! If you are real person you can pass in 5 min! Many don't want to do anything is because they don't believe they can pass KYC. You must understand Price is the root of eco. Eco healthy can make all KYC open! This is the only thing you don't need to worry. You don't pass or not get open is Because CT not ready to open to all ! #WhatIDoForPi #PiGCV

Doris Yin ไธœๆ–น็ดซ่Žฒ๐Ÿชท

44,208 Aufrufe โ€ข vor 3 Jahren

Existing blissfully as a trader is one of the GREATEST life hacks. The BIGGEST LOSERS are the ones who are CHASING, CHASING, CHASING and CHASING. They tell you, "You need to be locked in, grinding hard, 100 hour weeks crafting your edge!" I don't think there has been a bigger lie told. MAYBE for the little guys who are trying to DESPERATELY find a way out of poverty [and even then, there are much better options out there in these conditions], But for the rest, the ones who are remain here, The MORE you RUSH and envision a specific lifestyle or material items to be in your possession because of social media programming, The more you're FORCED TO ACT and PANIC. Time is not running out. If it was, you'd ALREADY be cooked right now. What's 6 more months? Even a year? You've already been here X amount of years anyway. Opportunities COME to you but you MUST ACT when the time is right. In the fight game, when you LOOK for shots, you sometimes put yourself in unfavourable positions JUST to land. But if you're EXISTING and wait, The mistakes of your opponent COME TO YOU and you CAPITALIZE on it. Let the retards capitulate whether it's price or time based because they need the "fastest horse" in the moment. Look at the best trades made as of recent: ZEC and HYPE. Do you think "those guys" sat there overtrading? They SAW the trade, let it come to them and then blocked out all the noise. They had REASSURANCE AMONGST each other. A team on the same path. You have the same thing too. The "privacy supercycle" has already been identified and now ALL it takes is to exercise patience with additional plays in the same category. Do you agree that BTC will set a new ATH? You do, of course you do, otherwise you wouldn't be here. And if it's the case, you already know how to profit from that occurrence when institutions or big players look for "the next" catchup to ZEC or HYPE after BTC goes mainstream again. Perhaps mid or late into the bull cycle, but it'll happen. It's a tale as old as time, human nature doesn't change. The stage is set, you have to merely EXIST. ~ Dr. Axius.

ู‹

31,129 Aufrufe โ€ข vor 3 Monaten

BREAKING: MITCH MCCONNELL IS ALIVE, ACCORDING TO THE PEOPLE WHO NEED HIM TO BE! Funny how this works. For three weeks the Swamp gave us nothing. Silence. A hospital, a wheelchair, and a statement so vague it could describe a houseplant. Then Laura Loomer says the quiet part out loud and suddenly everybody remembers how to use a phone. Thune's office now claims he "spoke with Sen. McConnell yesterday by phone" and that they had "a lengthy and substantive conversation that covered a variety of topics, including national security." Funny how a man who allegedly can barely be photographed is suddenly briefed on national security. CNN's Scott Jennings jumped in too, saying he told McConnell "we want to see him back at work as soon as possible." Convenient timing for a network that spent four years insisting Biden was sharp as a tack. Even Mike Lee couldn't keep the story straight. Days after Thune bragged McConnell "sounded good," Lee admitted, "Many of us aren't speaking about Mitch McConnell's condition because we know nothing about his condition." So which is it. A lengthy substantive call about national security, or total darkness. The Swamp wants both stories to be true at once, like a magician working two hands so you don't watch either one too closely. Kentucky deserves better than a senator's health being managed like a hostage negotiation. If he is fine, prove it. If he is not, be honest with the people paying his salary. The GOP leadership is not protecting McConnell right now. They are protecting a Senate seat and a succession plan from a Democrat governor. That is the whole ballgame. America First means honesty first. Even about your own.

Bill Mitchell

79,504 Aufrufe โ€ข vor 2 Monaten

๐ŸŽŠ THE GRAND SPECTACLE BEGINS! Ladies and Gentlemen. Fans and Judges. The stage is set. The stakes? Oh, theyโ€™re high. I present to you my latest grand spectacleโ€” POPIT GAMES ๐Ÿƒ YEP YEP POPIT GAMES 2025 | A TOURNAMENT | MORE THAN $500,000 PRIZE POOL | 10,000 WINNERS | FREE TO PLAY โžก๏ธ REGISTER NOW on the official Popit Games website: โšก๏ธ $100,000 in pure, spend-it-how-you-want cash. Yep. โšก๏ธ 1,000 players get Node Cores worth $400,000 Yep. โšก๏ธ 10,000 winners claim their share of 850,000,000 Boosts, along with special prizes and more. Yep. โšก๏ธ Two categories. Two leaderboards = more chances to win. Yep. ๐Ÿ† INDIVIDUAL / TEAM INDIVIDUAL LEADERBOARD โ€“ FLY ALONE ๐Ÿฅ‡ 1st place โ€“ $27,000 ๐Ÿฅˆ 2nd โ€“ $8,400 ๐Ÿฅ‰ 3rd โ€“ $5,400 ๐Ÿ… 4th โ€“ $3,600 ๐Ÿ… 5th & 6th โ€“ $2,100 each ๐Ÿ… 7th & 8th โ€“ $1,500 each ๐Ÿ… 9th โ€“ 12th โ€“ $1,200 each ๐Ÿ… 13th โ€“ 16th โ€“ $900 each TEAM LEADERBOARD โ€” STRENGTHEN THE BONDS ๐Ÿฅ‡ 1st place โ€“ $18,000 ๐Ÿฅˆ 2nd โ€“ $5,600 ๐Ÿฅ‰ 3rd โ€“ $3,600 ๐Ÿ… 4th โ€“ $2,400 ๐Ÿ… 5th & 6th โ€“ $1,400 each ๐Ÿ… 7th & 8th โ€“ $1,000 each ๐Ÿ… 9th โ€“ 12th โ€“ $800 each ๐Ÿ… 13th โ€“ 16th โ€“ $600 each ๐ŸŽ SPECIAL REWARDS โ€“ $400,000 WORTH OF NODE CORES TO TOP 1000 PLAYERS Yep. Yep. ๐ŸŽ The top 1000 players get Cores as a prize. ๐ŸŽ On top of all this, every participant receives an exclusive POPIT GAMES POP Coin. Yep. ๐ŸŽ Players in positions 101-1000 receive Collectible POPIT Packs. ๐Ÿ”ฅ The TOP 10,000 players will automatically receive Boosts from a total pool of 850,000,000. Power matters. Instead of spending hours, days, weeks collecting the Boosts you need to up your mining power, being a Top 10k Popit Games player lets you get that shiny, shiny power. ๐Ÿ† 1st โ€“ 14,400,000 Boosts ๐Ÿฅˆ 2nd โ€“ 10,472,000 Boosts ๐Ÿฅ‰ 3rd โ€“ 2,618,000 Boosts โ€ฆ and the list keeps going! โ€œBut wait!โ€ Popit wails โ€œIs that not all?โ€ โ€œNot quite. I have a SECRET. A SURPRISE. The top 3 Tournament winners will get a SPECIAL ITEM.โ€ โ€œWhat is it?โ€ โ€œWait and seeโ€ฆโ€ ๐ŸƒWHAT WILL WE PLAY? You already know. The Popit Card Game! A tournament of this first-of-its-kind dynamic card game, where many players compete simultaneously. No waiting for your turn. Popit Game fully supports eGaming features. Some of you even hold the limited Pop Coin Edition. Mmm, lucky ones. But everyone in the tournament gets a standard Pop Coin Deck they can play with and keep. These are your cards. Strategy is your weapon. Build and maintain the highest possible block until the end of each stage. ๐Ÿƒ EARLY ACCESS โ€“ ONE WEEK BEFORE Fair is fair. One week before the tournament, the doors open. A chance to test, learn, and sharpen your skills. Everyone starts on equal ground. ๐Ÿƒ AND THATโ€™S NOT ALLโ€ฆ Popit Games will be covered LIVE in several languages by top YouTube and Twitch commentators. Expect the unexpected. A spectacle of surprises. I have my own tricks waitingโ€ฆ rabbits in hats, cards up sleeves. You will see. SO Hereโ€™s the deal ๐ŸŽญ LETโ€™S MAKE THIS THE MOST UNFORGETTABLE SHOW ACKI NACKIโ€™S UNIVERSE HAS EVER SEEN ๐Ÿ’ฅ Tension. Passion. Gold. Can you feel it? But in the end, itโ€™s just... a game ๐Ÿƒ *Popit claps his hands and vanishes into thin air, leaving behind only the lingering scent of opportunity* โ™ ๏ธ แดแด€ส ๊œฐแดส€แด›แดœษดแด‡ ๊œฑแดษชสŸแด‡ แดœแด˜แดษด แด›สœแด‡ สœแดษดแด‡๊œฑแด› โ™ ๏ธ #AckiNacki #PopitGames #Tournament

Acki Nacki

14,797 Aufrufe โ€ข vor 1 Jahr

Thank you, Kuztom Pitch admins ๐Ÿ’›๐Ÿ’™ Kuztom Pitch Thank you for tolerating my silly WhatsApp stickers (I know Stef stef โ‹’โ€ definitely got a kick out of them ๐Ÿ˜‚), for easing my stress and anxiety, for the cute virtual hugs, and for answering my million questions about microphones โ€” how they work, what a capsule is, what a transmitter is, and everything else in between. Thank you for being there at 1, 2, even 3 AM Bangkok time while it was afternoon in New York and Canada, just to talk with us and tell me for the hundredth time, โ€œItโ€™s okay Bella, everything will be okay.โ€ (Stef, was damn calm wasnโ€™t she?!) Thank you for sharing small, gentle fangirl moments with us, for making us laugh, and for surviving the legendary โ€œWE FORGOT THE CHARGERS!!!!!!!!!!!!!!!!!!!!!!!!โ€ crisis together! ๐Ÿ˜ญ And the iconic โ€œthe IEMs donโ€™t match!โ€ moment, which fully exposed to Stef and all of you that Bella might be just a little bit OCD ๐Ÿ˜‚ You were genuinely the sweetest admin team to work with, and your offer to stay friends after the project honestly made my heart swell because you really do feel like good friends to us now. Thank you for making this weird girlโ€™s fangirl dreams come true. ๐ŸŒž๐ŸŒ™ (Stef, isnโ€™t weird so I excluded her from that ๐Ÿคฃ). Itโ€™s going to feel a little strange not talking to you every day anymore, but hopefully after all of this we can still check in on each other and make new memories together preferably less chaotic and dramatic ones ๐Ÿคญ I am STILL laughing at your โ€œI thought I did something wrong!?โ€ after I squealed over the case photos you so kindly shared ๐Ÿ˜ญ You are all so loved by me, and when I finally get to Bangkok, Iโ€™m absolutely holding you to your promise of giving me that hug. I truly wish your entire team nothing but success in the future. You went above and beyond for us. You worked so hard, stayed up late, answered every question, and always made sure we understood everything clearly. I will never forget how much you looked out for us throughout this entire process. It means the world to me how kind you were to a strange little fangirl like me โ€” and to Stef, who was the calm in my chaotic storm (thankfully you only had to parent me through all of this ๐Ÿคฃ Stef was definitely the chill one in our group). Please take care of yourselves, all of you. Eat well, sleep early when you can, and donโ€™t work too hard, okay? Bella will always worry about you ๐Ÿ’› And I truly hope with all my heart that one day weโ€™ll get to work together again whether itโ€™s future customizations, more microphone chaos, or another impossible fangirl dream somehow becoming real again. โœจ And like you said, this isnโ€™t our end! Itโ€™s just one memory in the friendship we formed ๐Ÿ’›๐Ÿ’™ #JuniorMark #Junniorrs #markjrts

Musings of a Muse

102,258 Aufrufe โ€ข vor 3 Monaten

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, โ€œif no DG, it ainโ€™t for me.โ€ 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 donโ€™t do this yourself the scraped results may not be as accurate. If youโ€™re targeting a smaller geographical area I would do it by hand. If a whole state, use software. Youโ€™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! Youโ€™ll never know when youโ€™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 isnโ€™t a deal breaker but you REALLY want to have it inspected. If thereโ€™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, thatโ€™s a lot of questions to ask. You have to feel it out, if heโ€™s being standoffish, donโ€™t keep pushing, just call back. This isnโ€™t a used car lot, this is a relationship youโ€™re trying to build. Donโ€™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 โ€œsilent walkaroundโ€ when valuing a trade-in. Donโ€™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 wonโ€™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. Itโ€™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, thatโ€™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.

Chris Koerner

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