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Huge Return with Land Flipping – Mark Podolsky

By March 25th, 2024No Comments

Welcome to this episode, today we step into the world of land flipping with our guest, Mark Podolsky, also known as the Land Geek. Join us for an eye-opening episode as Mark shares his journey from corporate confinement to becoming the owner of Frontier Properties, a thriving real estate investment company.

With just $3,000 and no prior experience in real estate, Mark dove headfirst into the world of land investment in 2001. Fast forward to today, and he’s completed over five thousand successful land deals, solidifying his status as a seasoned expert in the field.

As the author of “Dirt Rich” and the host of “The Art of Passive Income Podcast,” Mark is a leading authority on passive income strategies. He’ll reveal the secrets behind his success, including his strategic approach to buying and selling land for profit and the opportunities and challenges of investing in rural areas.

Discover the benefits of self-managed companies and the untapped potential of raw land investment as Mark delves into maximizing profits in this often-overlooked sector. With a focus on teaching practical, real-world investing methods, Mark’s insights are invaluable for anyone aspiring to achieve financial freedom.

Tune in as Mark shares his wisdom on understanding value, luck, and the transformative power of strategic investing. Whether you’re a seasoned investor or just starting out, this episode promises to inspire and equip you with the knowledge you need to thrive in the world of land flipping. Don’t miss out— join us now and unlock the keys to financial prosperity with Mark Podolsky, the Land Geek.

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Bronson Hill: All right. So this is going to be a really fun show. You guys are going to love this. This is Mark Podolsky and he is awesome. He talks about land flipping and it’s a different way that I’ve really heard. I mean, I know those of you are familiar with land flipping, you know about it, but it’s really compelling.

I mean, the way he’s able to basically get a 300 percent return on each transaction and actually build a scale to where it becomes fully passive. Super interesting. Right? So you’re talking about scaling income, really high returns, creating something that is more passive, maybe a little more work in the beginning, but more passive over time. Really compelling.

I think it’d be compelling for just about anybody who’s looking to generate cash flow and is willing to do some work and some legwork to get it going. So let’s jump in here, to hear Mark Podolsky.

All right, Mark, welcome to the Mailbox Money Show. How you doing?

Mark Podolsky: Bronson Hill. Thank you so much for having me. My pulse is normal, respiration’s fine. I’m excited to be here.

Bronson Hill: That’s great. Well, I am too, man. I got your book recently. I haven’t got a chance to dig into it. “Dirt Rich”, about land flipping. I’ve had some friends that have really started kind of delving into the space. And I know you’ve done a lot of it. You’ve done over 6,000 land flips, which is kind of staggering that someone could do that over how many years was that?

Mark Podolsky: Since 2001.

Bronson Hill: That’s a lot. So that’s how many per year then? That’s like hundreds per year on some years.

Mark Podolsky: Yeah. It’s a lot.

Bronson Hill: Yeah. And you know, you’ve got systems, you’ve got things in place. We’re going to jump into all that. And on the Mailbox Money Show here, we do talk a lot about different assets.

And this is something we haven’t talked about as well, is how to flip land. And I know there’s people that, entitle land. There’s people that will buy land and sell it. And just learning, you know, curious to learn about the strategy that you’ve kind of, gone about here, but give us a little bit, if somebody doesn’t know, about your work, tell us a little bit about your background and how you got started in this and, and kind of what got you going on land flipping.

Mark Podolsky: Yeah, if we rewind the tape to 2000, I was a miserable, micromanaged, 45 minute commute to work and back, investment banker, specializing in mergers and acquisitions with private equity groups. And Bronson, it got so bad for me. I wouldn’t get the Sunday blues anticipating Monday coming around. I’d get the Friday blues anticipating the weekend going by really fast and having to be back at work on Monday.

Yeah. So my firm hires this guy. He’s telling me that as a side hustle. He’s buying up raw land at tax deed auctions. He’s flipping them online and he’s making a 300 percent return on his money. And Bronson, I’m looking at companies all day long. Great company. Great. As 15 percent EBITDA margins are free cash flow.

Wow. Average companies, 10%. I’m looking at companies all day long, less than 10%. So of course I don’t believe them. So I go to New Mexico with them. I got three grand saved up for car repairs and I buy 10 half acre parcels and average price of $300 each. I flipped them online and they all sell for an average price of $1,200 each.

It worked. So I took all that money. I went to another auction and this is in Arizona, which is where I live. And again, it’s 2000.

Bronson Hill: So you’re buying, $300 for like an acre. A half acre, $300. Does that even still exist anywhere in the country right now? Maybe $500, but it’s still cheap.

Okay. So back into, okay, so a little cheaper. And then you find a way to flip and you sold them online for more. And then you went to the next place.

Mark Podolsky: I went to the next place and I took all that money. I was buying lots of acreage, like nothing. I sold all that land and I made over $90,000 cash. So I go to my wife, and she’s pregnant. I said, “Honey, I’m going to quit my job and become a full time land investor.” And she’s like, “Absolutely not.” So I said, okay, so it took 18 months for the land investing income to exceed the investment banking income. And then I quit and I’ve been doing it full time ever since, and still absolutely love it.

Bronson Hill: Okay. Wow. That’s amazing. So land flipping now, I have some friends, I have a friend actually in, I live in Los Angeles, there’s a friend that bought some hillside land in Los Angeles for $50,000 or $70,000 and entitled it and was going to build something. And it was on, kind of steep stuff, and all the permitting was kind of expensive, but it wasn’t like, you’re not talking about really entitling anything.

You’re just talking about taking it, buying it one place, like marketing it and selling it another.

Mark Podolsky: Yeah, let me walk you step by step to the model. So, Bronson, you’re in L. A., right? Yeah. Okay, so let’s assume that you own five acres of raw land in Arizona, where I live.

Bronson Hill: Mm hmm.

Mark Podolsky: And you owe $200 in back taxes.

So, you’re advertising two really important things. Number one, you have no emotional attachment to the raw land. You’re in L. A. You’re in California. The property is in Arizona. And number two, you’re financially distressed in some weird way because we don’t pay for things like our property taxes. We don’t value them in the same way.

And as a result, the kind of treasurer keeps sending you notices saying, Bronson, if you don’t pay your property taxes, you’re going to lose this property to a tax deed or tax lien investor. So all I’m going to do is look at the comparable sales on your five acre parcel for the last 12 to 18 months. I’m going to take the lowest comparable sale.

Let’s just say it’s 10, 000 and I’m going to divide by four and that’s going to give you what Warren Buffett would call a 300 percent margin of safety. So I’ll send you an actual offer of 2, 500. Now you accept it. Why? Because for you, 2, 500. Is better than nothing in reality, three to 5 percent of people are going to accept my quote unquote, top dollar offer.

Okay. But now that you’ve accepted it, I have to go through due diligence or in depth research. I got to confirm you still own the property. I have to confirm back taxes are only 200. I have to make sure that there’s been no breaks in the chain of title, no liens or encumbrances. And so what I’ll do is because it’s only.

2, 500. I’ll for 11, I’ll hire my team in Jamaica. They’re connected to an American title company and they’ll go through the title report and they’ll get me all the information that I need as well as for my next buyer. You know, the plat maps, aerial maps, satellite maps, I’m going to get photos if it’s a new area.

I’ll pay 50 bucks for somebody locally to go out there, like on a Craigslist gig and have them fill out the property report as well. Are the neighbors, you know, dumping anything? What’s the road like? How far from nearest services? All these things. So, Let’s say, everything checks out and I buy it from you.

Now, if it was over 5, 000, I’m not going to mess around. I’m going to use it close traditionally through, an American title company. So this is only 2, 500. I’ll take a little bit of risk. It’s fine. These typically don’t have a long chain of title. So now that I’ve. bought it from you for 2, 500. I’m going to sell it 30 days or less.

I’m going to make a cashflow, like a rental home. So Bronson, I have a built in best buyer. Do you know who it is? Who? The neighbors, the neighbors. So I’m going to send out neighbor letters saying, Hey, here’s your opportunity. Protect your privacy. Yeah. Protect your views. Know your neighbor. So oftentimes the neighbors will buy if they don’t buy.

I’ll go to my buyer’s list. The buyer’s list doesn’t buy. I’ll go to a little website you may have heard of. It’s the 15th most trafficked website in the United States called Craigslist.

Bronson Hill: Yeah. I’ll go to another one. I know

Mark Podolsky: you’ve heard of called Meta, the buy Sell groups, the Facebook marketplace, and then I’m gonna go to the lands.

Land Land in, lands of, land, land These are platforms where people buy and sell raw land. Yeah, but the secret is I’m gonna make it irresistible. So all I’m gonna ask for is a $2,500 down payment for someone to control that land and they, I’m making a car payment.

Let’s say 2. 97 a month at 9 percent interest next 84 months. So I’ve got this one time sale, I’m going to get my capital out on the down payment. I could go six to 10 months out and then I’m going to get 2. 97 a month, 2. 97 a month at 9 percent interest the next 84 months, Bronson, no renters, no rehabs, no renovations, no rodents.

Because I’m not dealing with a tenant, I’m exempt from Dodd Frank, RESPA, and the SAFE Act. All this onerous real estate legislation.

Bronson Hill: Yeah.

Mark Podolsky: So it’s a simple game. Can we create enough land notes where our passive income exceeds our fixed expenses? And now we’re working because we want to. Yeah. Not because we have to.

Bronson Hill: Well, that’s, I wrote this book behind me called fire yourself, which is just that. How do you create a passive streams to do what you did, where you’re able to replace your working income with passive income or more investment income. So that’s, that’s really, I love a couple of things about that. One is that you, you’ve got your price figured out.

You find kind of a non competitive blue ocean space that no one else has probably reached out to that person and you get a great deal on the property. So the money’s made on the buy. And then when you sell it, you’re basically getting back what you put into it. And then you’re just doing an annuity stream for the next 84 months.

The next seven, you’ve got this kind of cash stream coming from something that really didn’t after 30 days, really didn’t cost you anything. So you can raise your capital for other deals as well. Now, let me ask you, Mark, how do you, how do you source these? Are you doing direct mail? Are you going on, you know, like, I guess, lists of people that are delinquent to taxes and calling and that kind of thing.

Mark Podolsky: Yeah, we like direct mail, so we use software and we’ll use our own software called lgpast. com and essentially what we’ll do is we’ll upload a list from the county and I might get that list from like a day to tree. com. Right. And so I get that list. I’m going to scrub the list essentially by APN number assessor’s parcel number so that I’m doing it by neighborhood and acreage because if I send somebody an offer, who has 40 acres, the same as five acres.

The 40 acre person is going to send me back glitter in the mail. So we want to be intentional with our offer price. We also want to do County research really well. So I want to know definitively there’s a market there. So for example, I mean, you’re in LA, I’m not going to get any LA infill lots, 25, 30 cents a dollar.

Right. So I wanted to be looking at rural areas, you know, two to three hours from the nearest city where I have this inefficient market that essentially. What’s great about it is nobody knows the price of their land. What’s terrible about it is no one knows the price of their land. So we’re making our own market in that, in that sense.

Bronson Hill: And how much, I guess I’m curious how much, like per, for example, you gave 2, 500 transaction or per transaction, there’s a, there’s a marketing cost that goes into that. There’s a time, there’s some time that goes into it. So like how much goes into that one, deal, would you say on average?

Mark Podolsky: So that’s a really good question.

So 90 percent of this business is automated with inexpensive virtual assistants and software. So our costs are super low because we’re using free platforms to market the property. the paid platforms are relatively inexpensive. As well, and we’re getting reimbursed on our market expenses and our labor expenses by charging a note set up fee.

Okay. So when we sell the property, everyone knows there’s real estate fees. We call it a note set up fee. and that’s where we’re getting reimbursed on those expenses as well.

Bronson Hill: That’s great. And I think that’s awesome. It’s nice when you can cover what you have. And so that’s great. So you’ve been able to really scale this up where you’ve started, you know, doing stuff here and there.

And then when did you, how long were you doing this before you started realizing that, Hey, I can actually, you know, create systems and processes so that I don’t have to be the one who’s getting the list and calling people and, and negotiating out. Like you have people that can kind of do this for you. how long did it kind of take you to kind of get this set up?


Mark Podolsky: years. I mean, you know, I was. You gotta realize, like, I was very arrogant coming out of The investment banking world and thinking, Oh, I’m killing it in this land business and it can make my own hours. And it felt like I had this great business. What I had was just a better job, a better job for, yeah.

And so I didn’t even realize it until I had coffee with a mentor of mine and kind of humble bragging about what I’m doing. And he’s like, Mark, stop. He’s like, you’re insulting me. I’m like, what are you talking about? He’s like, don’t call yourself a business. I’m like, what do you mean? He’s like, what happens if you get hurt or you die?

What happens to your family and your so called business? He’s like, who’s going to do the X, Y, and Z. Cause you’re doing it all. And I’m like, Oh, he’s like, and at the time Steve jobs was alive and he actually used Steve jobs. An example. He’s like, what do you think would happen to Apple? If Steve jobs dies?

I’m like, well, that stock’s going to tank. Basically he’s like, no, but Apple will continue to thrive because that’s what a business is. It builds something bigger than yourself. Well, I’m like, well, how do you do this? He’s like, well, you just need to start swim, landing out all the things that you’re doing and then replace yourself.

And so, you know, I kind of did the kicking, screaming, and I was like, no one’s going to care like I care, and no one’s going to do as good a job as me, and I was completely wrong. I was completely wrong.

Bronson Hill: It’s really amazing. There’s Michael Gerber that you mentioned, like the E Myth Revisited, where he talks about, you know, a lot of times people think that they, They have a business, but they have a job, and it’s really the job of a entrepreneur is you don’t work in your business.

You’re trying to work on your business. You’re developing these new things and these new things to try to create and kind of above your business to try to help open and kind of create these things. And I know you have your we talked about your book dirt rich, that you have systems in there and how to do this.

And you also have Kind of in your business, you have things from books and online things to like one on one coaching and all this stuff. So there are ways, there is a way for people to do this more passively, which it sounds like that’s once you build it up, there is a way to kind of get things to be more passive, correct?

Mark Podolsky: 100%. I mean, the last thing I want any of our clients to do is build another job for themselves.

Bronson Hill: Right.

Mark Podolsky: So we’ve really been very Systematic and how we train people to do this step by step. It’s not like flipping on a switch. So you have to have enough competence so that you can go in and then delegate, not abdicate.

And so there is a process to it. There’s a method to madness. And it’s really just about the first sort of algorithm, if you will, or heuristic is, what do you hate doing the most?

Bronson Hill: Yeah.

Mark Podolsky: And so that’s the first thing you want to delegate. And so there should be some joy even in the beginning of, as you’re building your business.

So for me, intake was the worst. I would talk to sellers and they would tell me their story. It’d be a 30 minute conversation so I could buy their land. And so having an intake manager and having that taken off my plate and have them incentivize, even to negotiate a lower price was so great. It’s like, Oh my gosh, this is amazing.

And once you start getting that taste of freedom, like, well, what’s the next thing I’m doing? So what else could you, and you just kind of go down the line until you have a self managed company and it’s, you know, really systematized and automated.

Bronson Hill: Yeah. That’s I’m part of a group called strategic coach, which, Dan Sullivan, who wrote a tenant, you know, 10 X is easier than two X and the who, not how.

And just the idea that. You know, you can have a self managing company. And actually I talked to my team today. We had a team meeting and I was just like, Hey, you know, this, this is a self managing company doesn’t mean I’m never here. It just means that you’re leaders that are empowered to take care of this stuff.

And so it’s a way where you empower and you create systems and processes to be able to do, which is, which really is amazing. Cause that’s really what. I think we all want, right. It’s freedom over our time. And it seems like guys like you and me, we still work, we’re still doing podcasts and putting things out there.

And we’re still teaching and coaching and whatever we’re doing, because we love it. Right. We love what we’re able to create for people, but then you got this passive stream, that’s just an engine that’s just continuing to create for you. so who is the ideal person that like, to get into this? I mean, it’s, and, and also is, is it, are there, is there still a lot of space like in this area, or do you feel like it’s kind of getting more competitive or what’s it look like?

Mark Podolsky: Yeah. It’s so funny. Cause when I started teaching this, even my wife was like, aren’t you going to create your own competition? So I’m like, Oh, that’s a good point. So I put on my investment baker hat and I said, okay, well, how big is this market? And there’s billions of acres of raw land available and you couldn’t think of a more boring real estate niche.

So you’re not going to go on HGTV or the DIY network and say, flip this land. The before pictures are all land. The after pictures are all land, private equity groups, hedge funds, they have too much money. Yeah. For this niche. Yeah. So essentially millions of people could be in this space and with all run out of money.

before they run out of deal flow. So in the cycle, what I see is, you know, there’s going to be times in the economic cycle where it’s really easy to buy because we’re in a recession, but it’s harder to sell. Then we have equilibrium. It’s easy to buy. It’s easy to sell. And then the market gets super hot.

It’s way harder to buy at a good price, but things are off the shelf. Right. So it’s, You know, it’s just like any other, business in that sense. And what was something that I thought was, great about this model that other models don’t have is the default. So we don’t do any credit checks. Right. And we use a land contract, so there’s no cost for closure.

So if we have, let’s say a 12 percent default rate, that means that a percentage of these people are lowering my cost basis on my, my portfolio, and then I can go ahead and resell it and increase my ROI. On those properties.

Bronson Hill: Yeah, that’s really interesting. I think, well, I, I’d imagine too, the last couple of years, you know, we did a lot of large multifamily apartments.

And so, you know, we’ve seen, you know, land values in a lot of places are just even values of certain, especially commercial properties go down quite a bit. I imagine that, it’s becoming much more attractive, like pricing is going down or has gone down the last couple of years for land. Is that, is that generally accurate?

Mark Podolsky: It depends on the area and so, you know, if you’re going to have all these sort of, micro economies in land, I would say Florida land has not gone down where, you know, some other areas, for example, maybe in the Midwest, it has gone down. And, but you know, in our market, it’s still also inefficient anyways, and our ratios remain the same.

So if we have to pay a little bit more, we sell for a little more. And so when the prices go down, well, it all kind of goes down at the same time.

Bronson Hill: And so you don’t share what market, but do you, do you personally buy in one or two specific markets? And that’s kind of like your area, or do you like buy kind of all over the country, just wherever it makes sense.

Or do you feel like once you know that market, you know what this, you know, is it better to kind of have a very kind of. Rifle approach versus more of a shotgun approach, knowing one specific area and kind of what things are worth and buying and selling stuff there.

Mark Podolsky: Yeah, it’s a great question because I think it depends on where you are in the maturity of where your land business is.

So if you were my client and you said, Mark, how do I start? I would say, well, you know, Bronson, you know, number one, what’s your budget? How much money, how much capital are you coming in with? And. So that’s number one. And number two, you know, what’s your experience with this? Where are your systems and processes?

So when you’re first starting, I would say have a beachhead, just be an expert in one County and then expand from there. So I’ve been doing this for so long. I’m in multiple states. I’m in multiple counties, but they’re all sort of geographically similar in the sense that I want to be in the Southwest, Northwest California, Florida, and a little bit in the Midwest.

So areas with a plethora of inexpensive raw land, but I’m avoiding the Northeast. I’m avoiding, any environmental areas as well.

Bronson Hill: Yeah. Yeah. That’s interesting. what, what would you say? I mean, I know environmental areas might be a challenge or what are some of the bigger challenges for people when they get started in this or they get gone?

Mark Podolsky: I think the biggest challenge is fear. So what will happen is they’ll buy a few pieces of land and then they’ll stop their deal flow. They’ll stop mailing. They’ll stop making offers. And so you’ve got the six week window of time between the time you send out offers, the time they start coming back, then you start accepting your offer.

So you think to yourself, well. Okay. I’m not going to buy any more land until I sell my current inventory. And then what happens is you become Chick fil A without chicken, right? So you don’t want to stop your deal. So that’s, that’s a common mistake. Keep

Bronson Hill: it going. Keep the advertising and all that.

Mark Podolsky: Yeah.

Because you’d mentioned it even earlier, like we’re making our money on the buy.

Bronson Hill: Yeah, yeah, that’s it. No, it’s huge. Well, it’s amazing. We I just did a video about this recently on YouTube about how, inefficient markets are amazing. so, you know, an efficient market would be like the stock market or some publicly traded, you know, company or something that’s, you know, everybody kind of knows this is what this commodity is worth on this day at this time.

But things like raw land in a rural area, like no one knows what it’s worth. It’s totally inefficient. But the benefit is you can come in and for someone that, you know, It’s hard to tell what it’s worth and they don’t really want it anyway, because they’re obviously not paying taxes on it and you have your strategy to go after it.

It’s a great way to really create value. And so I’ve seen, you know, you’re kind of doing what a lot of great, you know, real estate folks, whether you’re a realist, you’re an op, you’re like a operator, it could be you’re a wholesaler, you’re a Coming in, adding value and renovating a property. You’re doing all different types of things.

You’re creating value from, Hey, this land is somebody doesn’t value this. And there’s a way we can find a better value for it. And then that neighbor is going to be really happy with it or that somebody coming in and using it and building it or whatever they’re going to say, Oh, this is amazing. So you find that just putting it, especially when you market it on, on Craigslist or on some of the other sites where it’s more, Facebook or meta, you know, you’re seeing a lot of people are interested in this.

When you put raw land there, people will buy off those sites.

Mark Podolsky: Yeah, no, absolutely. Yeah. And we even have good metrics. So it depends on, you know, what your platform is, but let’s say you’re getting one to three leads on, say a land. com, you should be closing that property where on a Facebook, you might have to have a virtual assistant.

That’s filtering those leads. You it’s going to take, let’s say 50. Leads on average before you get a sale. So, you know, okay, here’s my, my metric. Well, if I’m not getting 50 leads, I got a marketing problem, but if I’m getting 50 leads and no one’s putting their down payment down, I’ve got a sales problem.

And so it’s really important to know these metrics going in and your KPIs going in.

Bronson Hill: Yeah, that’s, that’s huge. Well, no, I love it. And it sounds like now your background, do you feel like it helps you with a investment banking to have some of those metrics and kind of build systems? And, or do you think it just kind of took time for you to learn how to do all this?

And I mean, cause you, you’ve developed quite a machine here and maybe able to help other people create their own machine. do you think that’s just from experience where you kind of like, you know, where, like you said, your mentor came and said, Hey, you know, you’re not really doing this right. Whatever.

You’re like, what do you mean? I’m great. You know? And then, yeah, I,

Mark Podolsky: I wish I could say I, you know, Just had this great background. No, I, I’ve made so many mistakes and I continue to make stakes, make mistakes. you know, I’m a strategic coach as well. I’m in other mastermind groups as well. And I think, you know, having that sort of perspective, because when you’re in it, it’s hard to step away from that.

That sort of your myopic view and you can be trapped by expertise as well. And so you’d mentioned that blue ocean strategy. Well, I think there’s these blue ocean lenses where someone from another industry or another entrepreneur can look at what we’re doing in real estate and see it from their lens and like, Oh, wait, Why don’t you do it this way?

I’m like, Oh, that’s kind of, that’s kind of brilliant. And, so what’s obvious to someone else, it’s not obvious to you and really make a huge difference. So, yeah, I, but to your point, yeah, I, I’ve just, I’m just constantly learning.

Bronson Hill: Yeah. And that’s why I love that you’re part of strategic strategic coach and other masterminds as well.

Cause I think that’s how we grow or we get around other people. I read a lot of books last year, I was able to finish 98 books, thankfully I was this most of her read, but like, or listened to. And it’s just amazing. Cause like, you’ll like be listening to a book. But a biography from some, you know, a hundred year old historical character.

And it’s like, Oh, that applies to this, or that applies to here. And you just start pulling from all these different things. And then you realize like, everything’s related to everything else. And I’m sure for you, like, it’s so funny investment banking and mergers and acquisitions, where you’re buying businesses, like kind of what you, I mean, it’s different, but you’re still going in and you’re finding value.

You’re identifying. And so you’re doing it in a different way, but you found kind of using some of that ability to identify value. Warren Buffett talks about. He’s like, it’s like investing. Good investing is like buying dollar bills for 40 cents. Right. And a lot of people think, well, if it’s really a dollar bill, it wouldn’t be there.

That’s not even fair. It’s not even real, but like, you’re obviously doing it. You’re going to even cheaper than that. Right. And so why do you, let me ask you this. Why do you think a lot of people have a hard time grasping that concept of prices, what you pay and values, what you get?

Mark Podolsky: I, you know, it’s interesting because I’m a huge Morgan Housel fan.

He has a book that just came out the same as ever. Yeah, that’s a good one. Yeah. I’m constantly reading and listening to his books and getting that information as well. I think, you know, I, I think people are just very comfortable with what they know. speaking of a book, I’m reading determined by Robert Sapolsky.

What’s it called again? Determined. And it’s, it’s a very sciencey book, but it really sort of highlights just the luck involved. In, in life and in the fact that, you know, we don’t pick our parents, we don’t pick where we’re born and everything sort of stems from this prior experience and just, you know, for example, the lack of listening to this podcast, right.

And, and having you as a mentor, which costs no money, but anyone now can go and listen to your podcast, but there’s thousands of the podcasts out there, and so why would I be interested in this podcast over say one that’s a serial killer podcast. Right. One’s going to make me a lot of money and one’s going to open my, my horizons to passive income and, and, and all these types of things where the other podcast is just going to make me anxious.

And you can feel like the world’s an unsafe place, but some prior experience leads you to that. And so this idea of sort of the luck and the unluckiness of all of these things that are that we don’t get to choose, is just really fascinating to me.

Bronson Hill: That is, you know, it’s Tony Robbins. I follow him a bit and he says, you know, where focus goes, energy flows.

And so it’s kind of like, whatever you focus on is what you become. I was talking to somebody the other day and I was like, you know, I went in high school, I used to watch horror movies and then I get nightmares and then I stopped watching horror movies and the nightmares went away. So I was like, maybe I shouldn’t watch horror movies, you know?

And it’s just, it’s a very common sense thing, but a lot of them are like, I will think, oh, You know, this watching this thing or going somewhere or being around certain people, it doesn’t affect me in the way that, you know, it’s, it’s not a big deal. But, as Jim Rohn would say, you’re the average of the five people you spend the most time with.

And so that’s almost in every area of life. You look at their finances, their spirituality, their health, their attitude, all, and it’s, it’s net worth. All those things are kind of like are together. So, well, I love this is shift a little bit to personal development. Let’s talk a little bit personal development.

What are some other things that you do, or maybe some goals you have in the area of personal development that you’re working on?

Mark Podolsky: Yeah. I mean, I take it very, very seriously in fact, to a point where like people sort of make fun of me and my routine. So I, I have a streaks app. And so it’s been like, I think 380 days now where every morning I journal, I read, I do breath work and I meditate.

And so I forgot who said this, but to me, you know, my goal is I want all the things that money can’t buy. Right. And that’s going to be a calm mind. a fit body in a house full of love. And so if I can work on that every single day and the James clear sort of compounding of it, then 10 years from now, my life is going to be exponentially better than it was 10 years ago, just working on those three main goals.

And That’s really what I try to do. And the, the business supports the freedom to go and do those things. Because look at the end of life, I really think that we’re going to ask ourselves two questions. Did I love it? Was I loved everything else, right? We’re going to lose everyone and everything, and that’s going to be it.

I just don’t want to have those. Those regrets. And I want to have the time and the freedom and the energy to do those things.

Bronson Hill: Yeah, absolutely. No, I love, I love what you shared. I mean, life is short and it’s really the things that. You know, I know the older I get and I’m not that old, 43, but, the older I get, the more I was like, every year just goes by.

I find myself, you know, catching myself 20 years ago, this happened or whatever. And I’m like, man, I’m getting old, but, time goes quickly. So it, it’s, it is, I think it’s about investing in the things that matter. And it’s that idea of sowing and reaping, like whatever we’re putting in the ground now, And of course, you know, with your land flipping, whatever you’re selling, you know, you’re finding the land that, but you know, you, you will reap.

And I think how you speak and the people that you surround yourself with and the books that you read, all those things you’re investing in yourself. and people wonder, like, you know, sometimes in my life, I’m sure in your life as well, like, how do you have this degree of success? How have you done this?

How are you doing all these things that you’re doing? And, yeah, I traveled six times internationally. I’m going to Everest base camp this year and then Portugal and like, I have all these, and I just love that stuff. Right. But it’s because, Chosen to invest in myself and you have as well. And, as you do that, it’s, you really become a different person.

So it’s not like you’re just like a better version of yourself. It’s like, you’re, you’re continually evolving and shifting and becoming this new person that is like your best sell your ideal, you know, Ben Hardy would say like your future self now, right? You’re seeing yourself in that light and then you’re taking those actions to be able to get there.

So that’s, that’s awesome, man. Are you, let me ask you on, on the, Back to the land flipping. Is there any other assets that you’re seeing this, and I’m curious because you’ve done a lot of iBanking and other things. I know some people buy businesses and other things. Are there other things personally that you do besides the land flipping that kind of has that same kind of value there where you’re able to find something really undervalued that nobody really wants and be able to take it and, and and, and turn it around and, and sell it?

Or, or, or use it in some other way?

Mark Podolsky: Yeah. It, it, it’s so funny ’cause when I. When I first started my career and I started my own podcast and I’d have people like you on, I would have sort of this shiny object syndrome, right? And I’d want to start, you know, going into it. and then I start when I’m going into it, I’d start asking questions to other people and they’re experts.

And I, I remembered this one guy that looked at me and I think it was, I forgot what the niche might’ve been. It was it, was it mobile home investing or I don’t know. And I was going to start looking into it. And he’s like, Mark, he’s like, if you start seeing deals, there’s a reason you’re seeing the deals.

He’s like, I’ve been doing this for 20 years. Like, why would you see the deal? And I went to kind of thing. And I, and he’s like, where’s your advantage? And so I always thought, okay, I’m, why don’t I just keep compounding on where I have an advantage? And so I’ve been doing land investing so long. I, now I joke, like I’m an inch wide and a mile deep because I don’t have an advantage anywhere else.

So to me, it only makes sense for me to operate where I have. Yeah. So if I was building a bridge when I wanted to build a half a bridge and then stop and go start building another bridge and start from the very beginning, no, I want to complete the bridge. And so for me, I’d rather just find experts in their particular, I want to invest in multifamily.

I think multifamily is great. I want to find the best operator on the planet who has a distinct advantage. And that’s all, and just do it passively. And so when I operate, I want to be the best at what I do and ignore everything else. And if I need to get depreciation, like, like all my multifamily friends

Bronson Hill: and,

Mark Podolsky: and all those fun things, then I just go to them and, invest passively.

Bronson Hill: That’s huge. Well, I think there’s a lot of takeaways there of staying in your lane and just figuring out what you do well. And even, you know, as a passive investor, what you’re familiar with, you’re comfortable with, you have some sort of edge in, I’ve heard a lot of people say that as well of like, you know, what is your investing edge?

If you have a background, like for me, mine was in the medical field. So there’s some, some edge there. I’m getting into certain medical companies or operations of medical or hospital type things. Like I, I know a lot about that, right. Or I’ve worked with a lot of physicians. and so you have an edge in what you’re doing, which I think is great.

And so I think anybody listening can think about their background and it’s not like you just leave everything behind, but you actually can pull those business skills or life skills or other interests or passions that you have into your investing as well. Well, that’s awesome. Well, Mark, I just wanted to say, I really appreciate you coming on the show today.

It’s been really fascinating, both on the. Personal development side. I think you’re just a stellar guy and just obviously it’s super impressive what you’ve built, the engines that you built for yourself, as well as for other people. And then you are doing that. and also the way you’re really, you’re, you’re continuing to look forward and what you want to create for your life and the people around you and the home I love, but you’re talking about you, the development stuff you’re doing as well, which is amazing.

So how can people follow you, get in touch with you and follow what you’re doing?

Mark Podolsky: Yeah, I think the best place to go is just thelandgeek. com, thelandgeek. com. And for your listeners, I’ll have a special, link for them to go and get Dirt Rich free. You just pay the shipping. they’ll have a link to do that, but I think that’s really the best place to start.

Bronson Hill: Awesome, man. Well, I really appreciate it. I love your strategy. I think it’s a very unique strategy and I know people are doing this, but I think you’ve created a way to do it that you’re teaching others and scaling folks. So thanks for being here. I’m looking forward to being on your show, coming up here soon.

So that’ll be a lot of fun. And, thanks again for, for being with us here today.

Mark Podolsky: Thanks.

Bronson Hill: Okay. So I hope you enjoyed that interview. One of my biggest takeaways from that was how into personal development Mark is. Multiple mastermind groups, we talk about this a little bit after the interview as well, and just super interested to learn and read, and I just, I’m of the belief that it’s what you’re speaking right now, the books you’re reading right now, the actions you’re taking right now are really what are going to lead you to where you’re going to be in three to five years.

So it takes a little time to get where you want to go. But that’s just how people make big moves as they start to invest in themselves. They start moving towards their goals and it begins to happen. So big goals guy, big morning routine, all that stuff.  So I hope for you, you got something out of this that was encouraging to you. 

Again, it’s always interesting to learn about new assets or things, if you’re not doing them, it is also important to avoid shiny object syndrome. So, again, a fully passive option. If you’re interested in joining our investment club, we have the Bronson Equity Investor Club at

You can join, you’ll hear about our upcoming deals. Which, we have some super exciting stuff coming up that I can’t really speak about yet, but just stuff that I think is some of the most unique,  investments that I’ve seen in a long time. And then I’m really excited about where we’re headed with these and there’s the opportunity to partner with us.

So that’s kind of how it works. You join the club, then you start hearing about some of these amazing deals. So check that out. We’ll get on a call with you, just a brief call and find out a little bit about your investment goals and then go from there. 

So I hope you enjoyed this show.  You know, let me know if you do reach out and you’re interested in connecting with Mark on this. We’d love to hear that. And thanks for taking the time to educate yourself. We’ll look forward to seeing you on the next episode of The Mailbox Money Show.

Outro: You’ve been listening to the Mailbox Money podcast. For more free resources, articles, and videos, go to There., you can download your copy of the special report, the single best investment strategy during and after a pandemic.  None of the information shared here is an offer to buy a specific investment.

And this is for educational purposes only. Consult your financial, legal, and tax professionals, and use your own common sense before making any investment decisions. Thanks for joining us and be sure to tune next time for more Mailbox Money.

Bronson Hill

Bronson used to work as a consultant for a medical device company but switched to investing in apartment buildings to make his money work for him. He started with a single rental property that made good money and, after some advice from a family member, moved into bigger real estate projects. Now, he's all about helping others get into this kind of investment to earn money without having to work all the time. When he's not dealing with investments, Bronson loves to travel, write songs, stay active, and help fight modern slavery through his work with Dressember. He believes in working smarter, not harder, and wants to share how that's possible with everyone.

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