Well I'll tell you is one of the things I love about real estate is that you know you take okay in this case a piece of land in the middle of Oregon right and so some guy looks at it one day and it's like this would be a great spot for a golf course.

Yeah, I'm gonna build a business on here. Then a real estate guy looks at

and is like, well, we should build some houses. We should build a hotel. We should build another business. And it's like,

it's just this one plot of land, someone imagines ends up becoming the business.

And that's what like attracts me so much to developing a golf course community one day is like,

you know, let's just say you go get this amazing piece of land in Oregon, for instance,

and you can go get it for 10 million bucks, and all of a sudden you could go literally create a billion dollars of value on this piece of land. You build the right homes, you get the right

amenities, you get the right businesses on it. I mean you could create a billion dollars of like economic value. It's not hard to do well I don't say it's not hard but it's like it's very feasible.

Yeah. Oh yeah 100% that's the that's even my addiction on the ground up game too, right? You take an idea.

Yeah. You see if it's financially feasible and then you get to bring it to life every single day and there's nothing like doing that.

It's an addicting process and there is a lot of

equity creation there right a lot yeah I mean a time both on if you do it on a

single family side right let's say you're gonna flip a house flipping a

house what's the average profit you guys use and make on flipping a house?

We aim for 10%. 10%. So what in a number, like 30?

Yeah, so I mean if our average out, the median house right now is 400 grand, so we're trying to make 40.

Yeah, make 40. On a ground ground up game on the ground up side you're probably going to double that more like 80 to 100 right now it's going to take a little bit longer probably double the time you're not going to be able to just put lipstick on it but there's a

definitely a lot more equity creation in there there's a lot more profit in

there if you do it right yeah the thing I like about development too you know so this is all my theory and talking to guys like you and you know other big guys, but it's just like, you have to find less deals.

You know, if I want to go do a hundred house flips, it's like, all right, well, I got to find a hundred different deals,

negotiate them all and try to make my 10%.

With development, it's like, all right, well,

...