5 closed and 4 in pipeline since December in FL is serious momentum — most people are still trying to figure out their first deal by month 6. Broward inventory has been interesting lately with the infill lot pressure pushing buyers further out. What markets in FL have been hitting for you, Robert?

@Robert Everhart I totally agree. Palm Bay and PSL are the 'bread and butter' right now with high liquidity, but margins are definitely getting squeezed by the big builders. Regarding Golden Gate and Wedgefield, the upside is huge given the lot sizes and the lack of HOAs in some pockets, but the 'tough' part is definitely the site prep and navigating the wetlands. I've been refining my filtering criteria lately to make sure I’m only targeting buildable lots to avoid getting stuck with environmental issues. Out of curiosity, since you're eyeing those higher-upside areas, have you considered assigning the contracts (wholesaling) instead of double closing? (I saw your comment asking how to get funded) It seems like a great way to control those bigger deals without tying up too much of your own capital, especially with the longer hold times in places like Wedgefield. Are you focusing more on the flip itself or building a buyers list for those specific areas?

@Diego Ferro Really appreciate you sharing the details this kind of transparency is rare. Two things I'd love to go deeper on if you're open to it: 1. You mentioned texting as the backbone of your operation. Curious what the full stack looks like end to end. From data pull to skip trace to outreach to follow-up, what tools are you actually running and how are you using AI (if at all) inside that workflow? I come from the automation side so I'm always trying to understand how operators who are actually closing are structuring the system underneath. 2. For someone trying to model this seriously. What does the math look like in practice? Roughly what does it cost per deal acquired, what response and conversion rates are you seeing on texts, and what KPIs do you watch most closely to know if the machine is healthy? Even ballpark numbers would be incredibly useful to calibrate expectations. Last thing and this one is personal. When you talked about going ALL-IN at the beginning of the episode, that hit different. I'm in that exact moment right now. Closed everything else down, I'm married with 3 kids, and 100% committed to making this work with what I have in the bank. No plan B. I believe there's a real complementary fit with my background and I'd genuinely love to find a way to be useful in what you're building, whether that's on the systems side, the outreach layer, or just thinking through the operation. No pressure at all but if you're ever open to connecting, I'm here bro. And let's rock it guys. God bless all of you. 🙏