The Land Geek

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How to Profit from America’s Housing Shortage – Without Owning a House

In this laid-back, dealer’s choice episode, Mark Podolsky, Scott Bossman, Mike Zaino, and Jon Burnett open the floor to live land investing questions from the community. With no script and no guardrails, the team tackles real-world scenarios—from fences blocking easements and lost deeds to dialing in mailers, hiring intake managers, and handling competitive markets.

The big takeaway? In land investing, almost every problem is solvable. Whether it’s access issues, pricing strategy, or scaling with the right team, success comes down to consistency, clear communication, and staying in momentum. If you’ve ever wondered how to push through mailing noise, build a team, or confidently move deals forward, this episode delivers practical insight with plenty of laughs along the way.

Tune in as the team discusses:

  • How to handle a fence blocking legal access—and when to involve neighbors or the sheriff
  • Why “there’s a pig for every barn” and how every property sells at the right price
  • What really happens when sellers receive multiple mailers in competitive markets
  • The power of consistent remailing to break through life’s noise and improve response rates
  • How many mailers it realistically takes to land a profitable deal
  • When to use (or skip) a formal purchase agreement before recording a deed
  • What makes a great intake manager—and why they’re really a “land therapist”
  • How to structure incentives and daily huddles to keep your team aligned
  • Whether AI can accurately price land offers (and why human judgment still wins)
  • Lessons learned from the Dirt Rich Summit and the power of community in scaling your land business

TIP OF THE WEEK

Mark Podolsky: Almost every land problem is solvable—lean on your community, stay calm, and look for creative solutions before walking away from a deal.
Scott Bossman: Consistency wins. A steady rhythm of daily mail—like 20 offers a day—keeps deal flow predictable and profitable.
Mike Zaino: Hire an intake manager who can build rapport and listen deeply—most sellers need a land therapist as much as they need a buyer.
Jon Burnett: Don’t “set it and forget it” when delegating—review calls, train consistently, and stay engaged to keep momentum strong.

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“Isn’t it time to create passive income so you can work where you want when you want, and with whomever you want?”

In this episode, the team breaks down the Black Friday Land Investing Playbook and why this shopping frenzy is one of the best times of the year to sell land. Mark Podolsky, Scott Bossman, Mike Zaino, and Jon Burnett explain how savvy investors use urgency, creativity, and simple marketing to move inventory and generate down payments while everyone else is fighting over TVs and gadgets.

The discussion blends practical strategy with mindset, covering how to prepare Black Friday offers in advance, leverage your buyers list, increase email frequency without fear, and create irresistible incentives. The big takeaway: Black Friday is about positioning land as a lasting, generational asset and using urgency to help buyers take action—while building long-term passive income for yourself.

Tune in as the team discusses:

  • Why Black Friday is a prime opportunity for land investors, not consumers
  • Preparing Black Friday promotions weeks in advance instead of waiting until the last minute
  • Creative land deal incentives like dollar-down offers, discounted surveys, and bundled deals
  • Using urgency, scarcity, and FOMO to drive buyer action
  • How and why to increase email frequency over Black Friday weekend
  • The power of owning and nurturing your buyers list
  • Leveraging email opens, clicks, and CRM data for targeted follow-up
  • Why land beats gadgets as a long-term, generational asset
  • How defaults and churn can actually strengthen the land investing model

TIP OF THE WEEK

Mark Podolsky: Prepare your Black Friday land promotions early and make them bold—irresistible offers paired with urgency move inventory fast.
Scott Bossman: Don’t be afraid to increase email frequency during Black Friday; buyers expect it, and urgency drives decisions.
Mike Zaino: Focus on your buyers list—it’s the only marketing asset you truly own, and Black Friday is the perfect time to reward it.
Jon Burnett: Create a clear countdown and cadence with your emails so buyers feel the ticking clock and take action.

WANT MORE?

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“Isn’t it time to create passive income so you can work where you want when you want, and with whomever you want?”

In this episode, Mark Podolsky, Scott Bossman, Jon Burnett, and special guest Landon Harris dig into why land investing is ultimately a freedom multiplier—and why coaching is often the missing link between getting started and real momentum. Drawing lessons from the Dirt Rich Summit and decades of combined experience, the group explains why some investors break through quickly while others stall out.

The conversation goes beyond tactics and into mindset, accountability, and personal growth. Landon shares how his background as a high-level swim coach translates directly into coaching land investors, while Mark reflects on how coaching transformed his own journey. Listeners walk away with a clear understanding of how coaching accelerates results, builds confidence, and turns land investing into a vehicle for true time and financial freedom.

Tune in as the team discusses:

  • Why land investing is about freedom, not just flipping dirt for profit
  • How coaching accelerates progress and shortens the learning curve
  • Lessons learned from high performers at the Dirt Rich Summit
  • The role accountability plays in consistent deal flow and growth
  • Common hurdles new land investors face—and how coaches help overcome them
  • Why belief and confidence are often the biggest obstacles early on
  • How community and live events amplify momentum and results
  • What separates great coaching clients from average ones
  • Why personal development and business growth go hand in hand

TIP OF THE WEEK

Mark Podolsky: Take extreme ownership—coaching provides the roadmap, but your results depend on consistent execution.
Scott Bossman: Show up even on the hard days; momentum is built through consistency, not motivation.
Jon Burnett: Lean into coaching and community to move past fear and build confidence through action.
Landon Harris: Accountability changes everything—having someone in your corner pushes you further than you’d ever go alone.

WANT MORE?

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“Isn’t it time to create passive income so you can work where you want when you want, and with whomever you want?”

In this episode, the team breaks down why land investing is outperforming rental properties heading into 2025 and 2026. While traditional real estate gurus still push rentals, the team explains how rising interest rates, insurance costs, taxes, and tenant headaches are squeezing margins and increasing stress for rental owners.

The conversation highlights ho w land investing offers simplicity, stronger cash flow relative to capital invested, and true operational freedom. From remote investing and fewer emergencies to faster paths to financial and time freedom, the hosts share real-world comparisons, personal stories, and lessons learned from years in the business—along with reflections from the recent Dirt Rich Summit and the powerful community behind land investing.

Tune in as the team discusses:

  • Why rising rates, insurance, and taxes are making rentals harder to justify
  • How land investing eliminates tenants, toilets, and repair headaches
  • The power of remote investing with land versus being tied to a rental market
  • Comparing cash flow: small land deals versus high-capital rental properties
  • Why land offers simpler due diligence and fewer variables
  • How defaulted land notes can actually reduce risk and increase returns
  • The concept of “no land emergencies” and reduced day-to-day stress
  • Key takeaways and inspiration from the Dirt Rich Summit community
  • How land investing creates freedom moments with family and time

TIP OF THE WEEK

Mark: Focus on buying land at a deep discount—profits are made on the buy, not the sell.
Scott: Choose a model that supports your lifestyle; land investing offers cash flow without constant emergencies.
Mike: Compare capital-to-cash-flow ratios—land often delivers dramatically higher returns with far less money invested.
Jon: Build a business you can run remotely with simplicity and repeatability at its core.

WANT MORE?

Enjoyed this episode? Dive into more episodes of AOPI to discover how to build real passive income through land investing.

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Get instant access to my free training, a free copy of my Bestseller Dirt Rich Book, and exclusive bonuses to accelerate your land investing journey—CLICK HERE

“Isn’t it time to create passive income so you can work where you want when you want, and with whomever you want?”

One of the questions we hear over and over is, how do I pick a county list and should I pay for it? The Investor’s Toolkit is a great place to start as it does contain a list of proven counties, but even that list can be overwhelming.

We took the question to the Land Geek coaches and they had some great newbie advice…

[bctt tweet=”Picking a county that fits our business model is the key to success.” username=”TheLandGeek”]

Chris Clark & Michael Warren: Look for counties where there is a fair amount of activity. That means there’s competition, which is a good thing. If there’s no competition, it could mean the county is not working for our business model. It’s also easier to comp properties when there are a lot of listings. Once you get some deals done and understand the business, then you can afford to test out some unproven counties. As for buying a list, I’m all about paying for speed. If you can pay for a good list and remove the headache of scrubbing data, do it at this stage. On the flip-side, a hard to scrub list is a good barrier to entry, and if you have the time, it could be worthwhile.

Chris Pritchard: While there are a number of ways to get lists of properties for mailing, I think it’s important to start off with some quick wins to build up confidence in this business. My first list was from the Investor’s Toolkit list, and it was only $25 dollars. It is a county that I still work to this day, so it was a great investment. Most of the lists I get now are done in unconventional ways, but they are not things that I would suggest to someone new to the land investing business.

Michael Zaino: There are a number of ways to pick a county, a quick method is to utilize eBay. Enter in the State you are interested in, but don’t make the mistake of picking a state you live in “because you are familiar” with the area. We are focusing on areas of the country with enormous amounts of raw vacant land that is located away from many areas we would be most familiar with. The Midwest all the way to California is a great start. Once you’re in eBay, refine your search to the real estate category and then refine even further with the land sub-category. Scroll through the filter options and click on “sold listings”. We want to see what actually has sold in the past few weeks to gauge how hot an area is. Look for land that had lots of bidders or people looking to own the property. Any number over 10 is great.

Rachael Mueller & Sean Rickman: Start with other ads on websites like Land and Farm, eBay, Craigslist, etc. and find where other people are listing properties that are for sale or have sold. The more comps you can find in an area, the easier it will be to price offers. The harder it is to obtain the list, the less likely a ton of other people went through the same process. That being said, some counties can charge quite a bit, so keep that in mind when deciding if it may be worth it. You can get many lists for free that may require a little more time on your part that could yield the same results.

Scott Todd: You should start by looking at the land selling websites to see where land is selling. You can find the popular counties by looking at all the ads. Paying for a list is really up to you, you either pay with money or you pay with your time, only you can determine which is the better deal.

Tate Litchfield: Picking a county that fits our business model is the key to success. My advice is to look for an area where people are buying and selling lots of lots that’s within a few hour drive from a major city (think weekend getaway). I personally don’t pay for my lists but I see no problem with purchasing them if it will help you get offers in the mail sooner!

 

In today’s episode of the Best Passive Income Model, Mark talks with Mark Asquith—host of Excellence Expected, the number one small business podcast out of the UK.

Excellence Expected is a way to share actual advice and inspirational initiatives borne out of the trials and tests he was faced with when he started and ran his businesses.

Mark is also the co-founder of an online podcasting platform, PodcastWebsites, which he runs with John Lee Dumas from Entrepreneur on Fire.

Mark delves into how he broke through the noise in the market and created his own noise to get traction and drive sign-ups.

Three important factors are:

  • Run test experiments.
  • Build an avatar or profile of your ideal customer.
  • Get out there, boots on the ground and talk to people!

Listen in for all the details!

TIP OF THE WEEK:

Mark Podolsky: Read, Ask: The Counterintuitive Online Method to Discover Exactly What Your Customers Want to Buy…Create a Mass of Raving Fans…and Take Any Business to the Next Level by Ryan Lavesque.  Also, learn more about Mark Asquith at Excellence Expected.com

Mark Asquith: Read, The Mom Test: How to talk to customers & learn if your business is a good idea when everyone is lying to you by Robert Fitzgerald—a book that will walk you through how to question people, how to talk to people in an unassuming manner, how to extract the right type of information from people so that you get the details that you need and your secret. Also, read, Will It Fly? How to Test Your Next Business Idea So You Don’t Waste Your Time and Money by Patt Flynn. This book will teach you how to talk to your customers for research as well.

Prefer To Read The Podcast? Click Here!

In this episode of The Best Passive Income podcast, Mark talks with Jefferson Lilly—ParkStreetPartners.com.

Jefferson is a self-made millionaire and mobile home park investment expert, educator, and industry consultant who has been featured in The New York Times, Bloomberg Magazine, and on the Real Money television show.

Jefferson provides affordable housing to help people become homeowners. He tells us why he chose mobile home parks and how it’s structured so that you don’t have to put much time or money into it, making it a true passive income!  

We also discuss:  

  • The parts of the business that suck
  • Managing the parks
  • Using outside capital 

Want to know more about this lucrative scaleable extension of the land niche?

Listen in as we delve into mobile home investing! 

TIP OF THE WEEK:

Mark: Go to IFTTT.com to automate searches. And also, learn more about Jefferson Lilly at ParkStreetPartners.com.

Jeff: Go to SearchTempest.com—a website that goes out and prowls through both Craigslist and eBay where you can type key words and find them.

Prefer To Read The Podcast? Click Here!

In this episode of the Best Passive Income Model Podcast Mark talks to a fellow tax delinquent land investor, Jack Bosch—JackBosch.com.

Jack Bosch, an immigrant from Germany, came to the US in 1997 with two suitcases, student debt, and zero knowledge on buying and selling real estate. Then three years later he fell into land investing. Now, the system he developed has made him millions from 3,800 deals!

In addition, he has written an Amazon #1 seller with his wife, Michelle. Check out Forever Cash: Break the Earn-Spend Cycle, Take Charge of your Life, Build Everlasting Wealth.

Jack shares his story with us and delves into:

  • Working with his wife
  • Why there isn’t a big pool of land investors
  • His best deal
  • What he thinks the future holds for land investors

Plus, did being an immigrant give him an advantage?

To find out the answer, listen in as we dig deep into the land niche!

TIP OF THE WEEK

Mark: Go to MyOpenPath.com if you’re interested in tax delinquent investing. Go even deeper and going into land investing by checking out Jack Bosch’s site. It has a one stop shop for it for a few bucks for month. Get mini courses and test-drive everything. He has 10 modules on house flipping and a 16- module tax lien course. Get forever cash!

Jack: For house investors, go to the CommunityBuyingGroup.com, they pooled power for multiple buyers and they get discounts from outlets such as Office Depot. You might be able to join for free.

Thank you for listening to the Best Passive Income Model podcast. Your support helps me to invite guests who share their knowledge that you can use to grow your business.

Do you want to learn more about land investing? Click here to view all of our training options from DIY to one-on-one coaching. Start on your path to financial freedom with the our FREE Passive Income Launch Kit, sign up here.

 

In today’s Best Passive Income Model podcast, Mark talks with Heath Binder—head of investor relations for RealtyMogul.com. Heath is a crowd  funding expert and in just two years, he has helped raise over $180,000,000!

Heath shares his journey from real estate to private wealth management, and finally to real estate crowdfunding.

Listen in as we talk about:

  • The definition of an accredited investor
  • The benefits on an online platform like Realty Mogul
  • Why choose a crowdfunding platform over your family and friends network
  • Capital raising tips

One of the most important tips, which is applicable no matter what type of business you’re in, you want to have a real sense of transparency. You need to establish trust with the people who are gonna give you their business.

Also, Heath doesn’t view investors who pepper him with due diligence questions as an impediment but rather as a learning process for his junior guys.

That can also be said for land investing, whether you’re a newbie or seasoned investor—we all may prefer easy, problem free due diligence, but the learning comes from the ones that make you work! Don’t look at it as a hindrance, but an opportunity for growth.

There is a lot of great information about real estate crowdfunding in this episode. Plus, commendable business practices for building a creditable business!

Listen in now for all the details!

TIP OF THE WEEK

Mark: I recommend learning more about RealtyMogul. It’s not a bad place to park your money with ROI averaging at about 9%.

Heath: I recommend Happiest Baby on the Block by a doctor named Harvey Karp. I also recommend checking out FiveThirtyEight.com for the latest news on the elections. Finally, go check out TechnologyInvestor.com.

Thank you for listening to the Best Passive Income Model podcast. Your support helps me to invite guests who share their knowledge that you can use to grow your business.

Leslie Samuel—creator of the popular blogs Become A Blogger and Interactive Biology, joins Mark on today’s episode to talk about breaking through the noise in the competitive world of blogging.

The simple answer, BE DIFFERENT… and that is what he set out to do with his biology blog. Leslie wanted to take a complicated topic and break it down one concept at a time and make videos that are fun.

Leslie’s blog grew from 400 in the first month to 8,000 in the first year and ultimately to 15-20,000 a month which eventually landed him a job as a professor!

Leslie’s passion for education led him on a mission to change the world one blog at a time. With a simple message of creating content, inspiring others, he is changing the world while building a solid online business.

Listen in as we delve into:

  • How Leslie built his blog
  • Creating Good content
  • Identifying your target audience
  • Monetizing
  • Email marketing, and more!

Understanding the different networks, choosing one and going all in, focusing…that is how you will have an impact especially in this noisy world we’re living in, when it comes to social media.

Leslie Samuel

TIP OF THE WEEK

Mark: Learn more about Leslie and go to BecomeABlogger.com where he’s creating a ton of value.

Leslie: Read No Excuses by Brian Tracy. It doesn’t just go through the psychology and all that stuff but it also gives you actionable steps you can take. For me, the book was a game changer.

Thank you for listening to the Best Passive Income Model podcast. Your support helps me to invite guests who share their knowledge that you can use to grow your business.

Prefer To Read The Podcast? Click Here!

 

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