From Wholesaling Vacant Land to RV Park Development w/ Nate Dobbins

Nate Dobbines: [00:00:00] Said, so my pet project right now that I've been focusing on is developing an RV park. So that's kind of my, my next step. So that's that's been a fun journey. I love I love learning new stuff. So it's a lot of fun learning about the industry and the campgrounds and everything.

Intro: You're listening to the real fi podcast where we discuss time testing and strategies for pursuing financial independence today so that we can enjoy a better tomorrow, a better tomorrow.

Financial independence. Isn't about getting rich quick. It's about cultivating a foundation to grow financially, mentally, physically, and spiritually. Let's figure out how to kick the nine to five. Here are your hosts, Patrick and James. 

James Rippeon: How's it going everybody. Welcome back to the real. Fi podcast, I'm James Ripon and I'm here with Patrick McGrath and we hope you guys enjoy this episode.

We have the distinct pleasure of bringing to you the best [00:01:00] guest we've had on this podcast so far. Truth be told he's our first guest, but I think we're gonna knock it outta the park with this one anyways. How's it going, Nate? Good to see. 

Nate Dobbines: Hey. Good. Good to see you guys too. Thanks for having me.

James Rippeon: So this is Nate Dobbins. We have a funny history of actually getting to know each other. I'll let Patrick get into that, but it's good to have you on the podcast. 

Patrick Mcgrath: Yeah. So I've actually known Nate for quite a few years now. I don't know, at least eight or nine, if we go back in time. Yeah, for sure.

When I was an outside sales rep at Grainger, but the three of us actually all met, I think it was last October. We went to syndication meetup at. 8:00 AM. And I think it was rest in Virginia. So all of us were really trying to shoot for our goals goals then. And of all linked up and a year later here we are.

This is pretty exciting 

Nate Dobbines: stuff. Yep, absolutely. Yeah. So I was super excited to see you guys, it teamed [00:02:00] up and we're doing this, so I'm happy to be here for sure. The, the crazy 

Patrick Mcgrath: part is, is that Nate is the one that that reached out to me and brought that event to. To me. So that's, that's that's really funny and that's how I got in touch with James.

And then after that going to the Frederick meetup. So here we are a year later on our journey, all getting together now. So pretty 

Nate Dobbines: interesting. Hey, you're, you're, 

James Rippeon: you're based in Northern Virginia, right? 

Nate Dobbines: Yeah. So I live in gold bay, Virginia. So just outside of Fredericksburg about our south of DC. And I, I typically operate in this area.

I grew up here know it. Kinda stick around here for my, for my whole sailing piece. Gotcha. 

James Rippeon: Sounds good. Yeah. I got a, I think I was traveling down from Frederick, Maryland. I think it was in Bethesda that the syndication thing was but it's, it's pretty cool that we were all able to come from at least two hours away from each other to come meet and converge in this one area.

Nate Dobbines: Yeah. Ola, all Adonis ran that, ran that meet up there. Super awesome guy. He actually worked with me at, Spectera when Patrick was the the Grainge sales drive [00:03:00] coming around. So it was real, real funny that he, he was doing that too. He was flipping houses and town homes and stuff in, in Baltimore when he was still working there.

So he started, he started before we did. 

Patrick Mcgrath: Wow. That's that's pretty interesting. Nate and goes so why don't you tell us just a little bit about your background, what's your story? Where are you headed? Give us a little bit of insight into into Nate 

Nate Dobbines: doin. Sure. Sure, absolutely.

So I outta college, I I did two years at Virginia tech. Didn't really like my major. I decided to take some time off and focus on my Marine Corps career. So I was in the Marine Corps. I did eight years in the Marine Corps as a heavy putting mechanic worked on construction equipment. It was super fun.

I enjoyed that tinker her stuff and fixing things and figuring problems out. So I was suited for it pretty. Did a deployment to Afghanistan got back hit my reserve time after that. And then I ended up getting out got a job at Spectera. Like we were just talking about right. As a maintenance supervisor.

So between that and another [00:04:00] manufacturing job I spent about five years in manufacturing ended as a plant manager out in Hagerstown. I was actually terminated from that job, it sounds sounds weird to, to laugh when I say that now, but probably one of the best things that's ever happened to me, set me on the path to actually doing what I feel like I, I need to be doing right.

Which is being home and doing real estate. Which, which I love the, the flexibility that's given me now, but yeah, so started doing real estate actually right after I got termin. We have, we're having our second child getting ready to bring them in. And I started went to go back to back to school.

And so I went to U M C online college finished my degree in computer networking and cyber security. So figured, former veteran it's a good skill to have around a DC area. I did 82 applied for 82 jobs, got one phone interview. So I was like, This apparently isn't gonna be for me, so decided to do real estate full time.

And yeah, so that's that's kinda how got me here. So I'm the stay at home dads who are our three kids. They're seven, five and three right now. So I run them around all their stuff and, and whatnot. I keep [00:05:00] them alive. that's the, the main goal of the stay home parent. Exactly. And yeah.

And so for real estate stuff, I started with wholesaling vacant land. I had a couple things, let listen to some podcasts there. I was always that shiny object thing, but I, I landed on wholesaling, vacant land, the wholesaling houses, it's super crowded market for that. Especially in this area, H CT TV makes that super popular flipping, they make that super popular.

And so there weren't a lot of people wholesaling, vacant land, and I knew a little bit about land, so it seemed to fit. So I'd start doing. What were some of the other 

James Rippeon: things that you were exploring before you got into vacant land? Did you yeah. Tinker with any other ideas? 

Nate Dobbines: Yeah. So the typical stuff, right?

The, the flipping that I, I was a licensed contractor back in high school for a few years. I had my class C in Virginia. So a new construction, that piece didn't scare me. But, like I said, the, the market was just super saturated with wholesalers. And with the prices rising at the time, they're not, not as crazy as they are now price wise, but with the [00:06:00] prices going up, it's just hard to, hard to find a deal.

And flipping the margins can be a little tight on that too. So with that, not starting with a lot of capital, I figured I'd just go something a little more basic and easier and less less competitive with the land. 

James Rippeon: Now were you, did you come across vacant land? How'd you land on that one?

Was it a podcast you were listening to, or? 

Nate Dobbines: Yeah, so I heard it called podcasts. And there's a few. There's a few websites too, about folks out there, Facebook groups and stuff. So I was, at that time, I was just being a huge information gathering journey. So I'm listening to podcasts and trying to, trying to read some books every now and then, and talk to folks and Facebook groups and everything, and a couple people were talking about that and.

Just start looking into, and lot less stuff you typically have to worry about as compared to houses, right? There's no pest inspection, nothing like that. You don't have to worry about rotting, floors, really the only thing you gotta worry about is water and sewer. And then zoning.

So it's it's pretty simple compared to houses now. 

Patrick Mcgrath: With, with land wholesaling. Are you [00:07:00] doing the same thing as a regular wholesaler? Where are you sending out mailers to people that own these lots? Are you making phone calls, doing text message blast? Tell us a little bit about that.

I'm I'm fairly intrigued on, on how that all works. 

Nate Dobbines: Yeah. Great question. Yeah. So the, the process is basically the same. I started out using a program called real flow. I'm sure people have heard about that. It's a. Aggregates public data into one stop shopping where you can search properties through like Zillow.

I used that for a little while. I wasn't crazy about it. I tried out prop stream after that. And I've just, I love that it was seems super intuitive to me. I like the organization. And so I've been using that. So I'll, I'll search counties. I'll search vacant land. I typically will filter it out down to owners that their mailing address is a different zip code than the property in the hopes that, either they don't see or care or know about the property as often.

It kinda narrows down my, my targeting as. And then in prop stream, I can go ahead and mark it directly to those folks. [00:08:00] And I use postcards. So you can do custom postcards with whatever verbiage you want on 'em picture, that kind of stuff. They have two different sizes. But it's super simple, right out of the right outta the program, they arrive from the list I just filtered.

And then I also hired a call center. I was being a stay home dad to three kids. It's not always advantageous to have. A seller called me when my two kids are screaming in the background, I'm trying to make 'em lunch or whatever. So I hired a call center and they take all the calls from the postcards.

And then I get emails sent to me with the, the seller's info. I work it down 

James Rippeon: from there. So I'm sure you got a lot of data on what it takes to generate a lead using this whole process of, acquiring the interested seller hiring the, the call center. Do you have, do you have an average cost of what it takes as far as marketing and overhead for you get deal flow?

Nate Dobbines: Yeah, so the, the I'm a one man one man show right now outside of the call center, I've hired So I don't, I don't have the numbers on like my, my time and overhead and that kind of deal. But the postcards is super [00:09:00] cheap. Prop stream is a hundred bucks a month. Very reasonable for the amount of data you get for that and what that can do for you.

And especially with them automating, automating the postcards, being sent out, managing all the seller data and everything like that. Super super worth it or something like that. But I'm the postcards I'm, it's probably maybe, maybe a dollar, something like that per lead that I'm I'm spending.

If you wanna factor in a little bit of my time prop stream, and then the cost, the postcards postcard costs varies depending on how many I send out in a, in the mailing. You get price break, the more you send out, mm-hmm , but that's probably probably about a dollar per per lead and.

Pre COVID or early COVID. I was about a one and a half to 2% rate of return on those which which is decent. If you know anything right about direct mail, it's not a bad return. But recently, last six, eight months it's been pretty abysmal with the rate of return on there. I think really, I think sellers are seeing the the retail market, they're seeing the high prices and people are talking about that.

And I just, I don't think people aren't wanting. Let their properties go for. [00:10:00] Something I can make a, make a deal out of. So yeah, I, 

James Rippeon: I sent a whole bunch of letters out for small multi families in Hagerstown area in, in Maryland. And this was probably right before COVID got started October, November, and we're getting incredible, maybe 5% response rates.

So it was, it was really successful. And then we started doing some more and I've, didn't do it super. Regimented system by any means. So it was just whenever I felt like sending these things out. Yeah. But as COVID kind of progressed and, the property prices started rising, we really had response rates just eliminated and it became super difficult for us.

Are, are you doing anything to anything new to navigate that new market? Or are you just hammering down and, pressing forward and keeping with the systems that have, have shown to. 

Nate Dobbines: That that's a great question. Yeah. So a few months ago I engaged a digital marketing company, so I, I did have some Google ads running.

I [00:11:00] also advertising in a, a smaller magazine down here in the Stafford area that hits Some higher net worth individuals in that in the county. But honestly the direct mail has always been my best rate of return. I actually just stopped my, my Google ads. I was tracking that for the last three months and I got zero, zero calls in my call center from that.

And, and I, I do a, a pretty niche thing. It's not, it's not homes. A lot of people look at, look at home stuff, but vacant lands kinda. It's weird. It's different. So I just, wasn't getting a getting return on that, but yeah, so I'm just, I'm sticking with the, the postcard direct mail and then word of mouth.

So I run a, I run a meetup for investors. We meet once a month. I'm part of the Burg area builders association. So I network with builders all the time. Cause that's typically who I'm trying to sell my lots to. They're my, they're my goal. And. So I get, I get some deals come through that way sometimes.

Patrick Mcgrath: So do you find that a lot of these people that own these lots are a little older? For me, I kind of, I [00:12:00] assume that there's probably a family or an older couple or someone like that who would probably have this large plot of land that could be subdivided or has a lot that they're not using.

Is that typically who you're getting. 

Nate Dobbines: These responses from for sure. Yeah, absolutely. Yeah. It's the older folks that, they're, they either want to get their estate in order and ready for their, for their kids to pass that on. And they just want, they want cash. They don't wanna have to worry about their kids dealing with the land and trying to SubD divide it or whatever.

I've had multiple ones where it's a an elderly woman or, or man, and their spouse has passed on. Their spouse is the one that had the lot and they just never did anything with it. So they just wanna get rid of it. So it's definitely an older demographic, 40, 40 plus from my data. And, and 

James Rippeon: how about the.

Demographics. Like how, what size lot are you looking at? Or is there speci, I know you said buildable, cuz those are some of your buyers, but are you looking at all types of zone property that are you just looking at everything [00:13:00] or is there like an ideal parcel that kind of fits the mold that you try to target?

Nate Dobbines: Yeah, so the ideal one that I, that I like to work with and I, I don't get, there's no filter for zoning in, in prop stream. I can target specific. If I know the, the zoning, but typically I just, I blanket a county. And I'll see what, see what hits, but typically what I, what I look for is something that's residential zoned or agriculturally zoned.

And I know in each of the counties, how we can sub divide that, that way I can pitch it to the builders that I know that work in that area commercial stuff. I don't typically work with. That's. And to commercial land is a different animal. It's of hard to value and you you have to hold onto that a lot longer.

I just don't have a great, I don't have a great commercial buyer list. And it's, like I said, you, you gotta hold onto that longer than a typical residential lot. 

James Rippeon: could definitely see that being true. You don't see as many commercial buildings going up, especially where I'm at these days as compared to the residential new construction.

They're throwing up subdivisions everywhere these days. 

Patrick Mcgrath: [00:14:00] Exactly. I'm sure everyone's asking the question out there. So what are, what are these vacant lots going for? I What kind of return on your investment? Are you, are you getting out of this 

Nate Dobbines: towards your goals? Yeah, so each one's different, right?

I've had some that I'm making a wholesale fee as little as two grand. Some of them I partnered on, they're at the lower end there and I've, I've got some. 12 grand that I've made on 'em and then I've got one, I'll look at bigger parcels every now and then there's one that I just did a it's kinda interesting.

I, I put it a an option agreement offer on a lot, it was 275 acres. But that could have been that could have been a six figure wholesale fee for me. So it just really, really just depends on the deal that comes across. But the typical ones are at the residential. I'm looking anywhere between 2, 5, 7 grand per buildable, lot that I'm getting.

Patrick Mcgrath: Wow. Now, so do you see this wholesale business that you've been working on as a stay at home dad over the last, I guess year, year and a half as being your way to get towards [00:15:00] that, that financial independence? Or are you already there with that? Break that down for us.

What you're trying to get out of it and really what financial independence, means to you with this business. 

Nate Dobbines: Sure. That's a great question. Yeah. So the wholesaling piece for me is really the, the first kind of stepping stone. I, I love the niche. It's great. It's just not super sustainable.

It's not consistent. And I, I, I, I want to be having cash flow. That I'm not having to actively go out and get, those wholesale deals. That's that's the, this is one of the more difficult things I feel like in, in real estate. Getting, getting those leads, getting the sellers, signed a contract.

So eventually I want to I'll probably keep, keep doing it right. Cause I'm, I'm getting the name for it. I know, I know the numbers and the area and stuff. But my main goal is to move on to a more cash flow based asset. So my pet project right now that I've been focusing. Is developing an RV park.

So that's kind of my, my next step. So that's that's been a fun journey. I love I love [00:16:00] learning new stuff. So it's a lot of fun learning about the industry and the campgrounds and everything. I joined the national association of RV and campground owners a few months ago. So I've been pouring over all the data that they pull from their owners.

All their members, their campground owners. And so that's been really cool to see different, different areas in the country, how they're doing, how they're going through. COVID I've done a couple workshops with them. I'm going to the annual conference in November. And right now I'm, I'm working through I started with 35 I'm down to 20 lots that I've picked out across Virginia right now that I'm vetting to see if they'd be good for an RV park ride.

So I'm looking. What kind of amenities are around what's the location. And then really the biggest thing right talking to the planning and zoning and saying, Hey, is this gonna work? What are your regulations around it? And then I'm asking them about the board of supervisors, right? Are they gonna approve my special use permits, put an RV park in?

Cause there are counties out there that just think you're gonna put a mobile home park in or there's a county. I talked to. On a [00:17:00] Monday, they're in litigation with two out of three campaigns in their county. So they are not amenable at all to a new one coming in. So those are great things to know that way.

I'm not wasting time on those lots and trying to fight an uphill battle. I want, I want to go in somewhere where, the community's gonna be okay with us being there. And partner with us and help. 

James Rippeon: Yeah. I was gonna ask if you were taking the strategy of just buying the lot first that you thought would work well and trying to get it approved with the special variance or the exceptions or that whole process, or if you were just gonna do all your due diligence up front and be as certain as you could, could be before actually moving forward.

Cause I'm sure that things might change. Based off what some government, employee person might tell you one thing and then someone else comes in and maybe they tell you another thing. So how are you balancing doing the amount of due diligence you need to do to feel comfortable and being able to just jump on the deal that looks like a great opportunity.

Nate Dobbines: Yeah. So the most of the stuff that I'm lots I'm [00:18:00] looking at, I I'm okay. Paying market prices for it. I, I have that factored to my projections. And so I'm not as worried about, finding a deal per se don't need to get anything like 50% market rate, and so I'm, I'm definitely more focused on really that board of supervisors, rider, whoever is approving in that county. Whoever's approving my special use permit for the RV park. Outside of that. There's not a whole lot of regulations around new build RV parks. Cause think about it. Most of the ones in the country are built in the seventies and the eighties.

And people just haven't multiple counties I've been talking to. They just haven't had anyone build a new one in the county in, in decades. And so there's a federal standard the FPA 11, right? Which kind of dictates how you should lay out your, your campground and all your fire protection and all that kind of stuff.

It's, it's a huge manual. But has all the great info in there. So that's the federal document that a lot of the guys use. A lot of the folks use with their, if they are developed in a new. But yeah, other than that, it's really just, who's gonna, who's gonna approve that special use permit.

Patrick Mcgrath: So when you're, when you're looking at this RV park you're gonna have your [00:19:00] nightly lot rent is where your cash flow is gonna come in, maybe a, a shop for everything that everybody forgets, but really it come you're, you're really looking at electric at each camp site. You're lighting. 

Nate Dobbines: A bathhouse 

Patrick Mcgrath: and really the road, the road's to and from a playground.

Less than less than a mobile home park, because you're not having public water really running to each, each lot or 

Nate Dobbines: anything like that. I Tell us, thank you for listening to the real fi podcast where you learn from the investors that have lived, the hard lessons for you to connect with us during your pursuit of financial independence.

Be sure to join our community by following us on Instagram or emailing us at info, the real fi.com. If this content made you. Mentally physically or spiritually richer, please make sure to leave us a positive review on your preferred content platform. Cheers to kicking the nine to five consultants, right [00:20:00] guys that have owned campgrounds for 40 years.

Now they consult the people, helping build the, the RV park and they're, they're tapped into a bunch of owners. And so they, they have insights on what works, what doesn't contractors, blah, blah, blah. And so talking with those folks, right? If. You're looking at doing a decent RV park. Typically your costs are gonna be somewhere between 30 and 50 grand per site.

Depending on how nice you wanna make it, material costs, contract costs, that kind of stuff in your area. And then that's all encompassing, right? So playground, pool, bathhouse, shop sites, roads, all that, except for the land purchase. Cause that varies so much, but so that 30 to 50 grand.

Is a good, rough number to start with your projections on that. And then I will, I am planning on doing full hookups, start for each site. So that means water 30 amp and then 50 amp electric and then sewer hookups at each site, the wow. Like I was speaking earlier, right? So a lot of the campgrounds built in the 70 eighties.

They. They didn't have 35, 40, [00:21:00] 45 foot class, a RVs back then. There, there's just not a lot of campgrounds that kind of cater to them. And so I kind of wanna I wanna go max on my, on my target, right? My, my ability to, to house them. And so that's who I'm targeting those, those higher end ones.

Make sure my roads can handle them, make sure the sites can handle them, all that kind of stuff. And, and most of those they want, they want full hookups. And so that's what I'm gonna be. I'm gonna be doing there. As far as income , it can vary based on your, your amenities and location, that kind of stuff.

When in looking at the data from the national association, right of RV and campground owners, the average for the Northeast based on 22% of owners polled last. It was about $60 a night, $55 a night with a 60% occupancy rate. And so my projections, so when you talk about investments, right? Since we're talking about real estate investing cash on cash return rate is something that a lot of folks look at, they use that to compare asset classes to each other cash, cash, turn, IRR, whatever, whatever you wanna call that I've looked [00:22:00] at apartment syndicating and all kind of flipping and all kind of stuff.

The, the, the RV park has some great, great cash on cash returns, right? So at those numbers, 125 sites that average occupancy number, and the basic expenses and everything that I've been able to, to lay out, roughly talking to folks and everyth. At a hundred percent ownership, right?

If I, if I get the down payment and I own it, I'm looking at a 41 40 2% cash on cash return after expenses after 10% for CapEx, 10% for maintenance and 20% for taxes taken out. So that's a 41% cash on cash return on my net net. 

James Rippeon: That's incredible. And I, I have to imagine that a huge. Component of being able to get cash flow.

That is how niche this market is. I've honestly really never heard of anybody trying to develop RV parks. So I there's gotta be a barrier to entry for anybody. Who's considering this, you hear about like mobile home parks, which conceptually are a little similar. And I, [00:23:00] I guess self storage, I guess might be the second, most similar type of real estate, but RV parks are.

Super super unique. Do, do you own an RV? Is, is that something that might have spurred the interest in this particular asset class? 

Nate Dobbines: I, I don't own an RV. No, I've been camping. I love camping. I love the outdoors. Hence my office tonight. But no, I don't own one. I, I came across it, like I said, talking to folks in my investment groups and doing research, I was already doing land.

I started looking at sales data know, cause I knew some folks that had R. Started looking at sales data the last three years, they've had the, the best sales ever for RVs ever. Exactly. And 

Patrick Mcgrath: especially with COVID. Yeah. 

Nate Dobbines: COVID, that's, that's pushing people out and it's also bringing on this new advent of more people being able to work from home.

So if you have decent internet, people are full-time RV and they're, they're seeing the country and that's what they're doing. So it's pushing more people out and you look at the demographics too, right? The two largest groups of people in [00:24:00] America that are, that are RV and that love camping. And this is pre COVID.

C's just extended that, right? Pushed that into a larger group, but you have baby boomers and you have millennials two largest demographics in America. They're the top two groups that are out there RV. And so they'll be here for decades. 

James Rippeon: You're definitely thinking ahead. So that's very valuable as we look to wrap it up a little bit.

Are there any books that really shaped your fi journey and helped motivate positive thinking behind, your desire to become financially independent and pursue monetary freedom, podcast, books, resources, people. 

Nate Dobbines: Yeah. So I'm a with the kids and everything, I'm typically an auditory learner podcast.

Bigger pockets podcast is probably the biggest one. There's not too many RV podcasts out there. They're grown, there's some YouTube channels, but really the biggest, bigger pockets podcast. Really the one that kind of charged me up in the beginning, got me, got me really going at it. They're just a wealth.

I know both, this right. There's a wealth of knowledge and it's great, great [00:25:00] atmosphere. They have great podcast. So yeah. So 

Patrick Mcgrath: the RV park That's getting you on this journey. Do you, do you feel like if you're able to, develop this just one RV part, is that going, is that going to get you to your goals of, of financial independence and what does that really look like, for you and your 

Nate Dobbines: family?

Sure. Yeah. So that's and a lot of things that I do, I realize I'm, I'm kind I'm tiered in my mind, right? So there's. I typically don't have just one goal, that I'm, I'm working toward towards the end. There's typically I start, I start with one and then that leads to the others.

So this would be, that would be. If we got that first year, and that's, it's developed when we get the first year and it's developed and it's done, and we get that at the end of the year and we hit those average numbers or better, or even if we're close, that's absolutely gonna change.

That's gonna be our, the first big change for the family. My wife would be able to stop working if she wanted to. And be more involved with the kids and I'd be able to do more full time, real estate stuff and, just [00:26:00] keep pushing that real estate envelope and seeing what I wanna get into next.

Patrick Mcgrath: That's amazing. That's amazing. All right. We got a couple more minutes here, so take us on the next three year. The next three years of that. So this one RV park, that's gonna change your immediate, immediate life, but what what's that three year goal look like for you and your, in your financial, independent journey?

Nate Dobbines: Yeah, I'd say so three years. Obviously the, my goal is the next year and a half to have the development either done or almost done on that park. If I'm not already six months into having bookings So a year and a half after that, we've got that proved out.

And we'll probably be looking at refinancing that point depending on what the financing looks for this deal. But yeah, it's either probably looking for another, probably looking, doing another RV park, honestly. It's a great model it's needed. There's only last time it looks at the data about a month and a half ago.

There were only eight parks in Virginia that meet N F P 11 standards. And can. Up to the, the, the larger class [00:27:00] a like safely, right? So there's, there's definitely a need for it. RV storage is another thing. That would probably be at that brink, right? When I have the capital to do that tons of demand for RV storage, there's HOAs up there that won't allow you to park 'em in your driveway or on the street.

And especially covered electric storage. People are paying. 1 5200, 2 50 a month just to park their RV there. Especially if it's covered in electric, you probably get more than that. That's a cool loophole too, depending where you can get the land. Your RVs are taxed by where they're stored, not by your primary residence.

And there are some counties that like prince William county and Virginia. They don't have any personal property tax for RVs. And so if you got land, if I got land there, you could make that your like headlining marketing stick, right? You, you park your RV here. You're not paying any personal property tax on it.

James Rippeon: So I've definitely looked into that. I think that's such an awesome way to generate cash flow. Cause I definitely know that there's a need. My father has two RV. Luckily, he lives on five acres. So he is got plenty of room [00:28:00] to keep him out there, but it's not covered. Yeah. And he, he's always telling me how people will pay up to 200 bucks a month just to store a vehicle outside covered with a little drip of electricity coming into it every now and then to keep the battery tendered.

I think that's a credible idea. I think when I did look into it though, that, and this is where I'm not informed enough is the zoning requirements for. Being able to store vehicles. So that's something I think I'd probably have to look into, but I've definitely looked at properties here in North Carolina for that purpose.

Cause I, I acknowledge it's a huge demand for 

Nate Dobbines: that's and you don't need, you don't need a lot either. You look at an acre and I haven't had an engineer do any of the work or anything, which based on, based on like basic monkey math, you could probably get 80, 80 spots right.

In an acre pull. Fit the 45 footers covering electric. And you're talking about 16,000 a month, 16 grand a month. That's crazy. That's 

Patrick Mcgrath: amazing. You know what, Nick, this is, this is extremely interesting because I actually was [00:29:00] just talking with two of my, two of my buddies and we were talking about developing an RV park probably about two or three months ago.

And yeah. This conversation has been extremely informative to me. And now that we've had this conversation, I'm sure I'll be reaching out with, with many more questions and I'm a hundred percent positive that James and I are going to be asking you to come back and tell us about the updates and how it's going when we have a little bit more time 

Nate Dobbines: for 

Patrick Mcgrath: sure, extremely, extremely interesting conversation.

We can tell that you've done your research, you know exactly what you're talking about, where you want to be, where you're going. So that's extremely exciting. So for anybody out there that wants to get in contact with you, that has 

Nate Dobbines: any questions, 

Patrick Mcgrath: that wants to pick your ear about land or just RV park development or, or anything like that.

What's your website. Where can, where can everybody find you? Let 

Nate Dobbines: everybody. Yeah. So I'm on Facebook and Instagram as [00:30:00] under dins Realty. You can message me there. And I'm, I'm an open book. I'm happy to, happy to talk about real estate. I love real estate. Love, love, helping people achieve their financial freedom goals and time freedom goals.

I that's the that's the real goal, right? Time freedom. You wanna be able to do what you wanna do when you wanna do it? And if you can improve people's lives and offer a great product along the way, that's, that's a bonus. So yeah, Facebook, Instagram, or that's you can hit me. And when's your meet up?

So we typically meet last Tuesday of every month in Fredericksburg, Virginia. Right now we're meeting at a strange ways brewery. I usually have a guest speaker come in this past month we had a SCC attorney come in and talk to us about funding regulations and that kind of deal crowdsourcing and then syndication.

They're they're a little bit different. So that was super cool. And yeah, so I'm, I'm always getting someone else in. Try to add some knowledge. I, I don't wanna be the one always trying to provide the, the knowledge or the insight. I, I bring, bring smart people in for that, so yeah.

It's good to be a connect. It's usually, it's usually a good time. 

James Rippeon: Exactly. That's awesome. It's good to have it at a brewery too. There's always this fun. Get everyone loosened up a little bit. [00:31:00] Yep. Ready to connect. Cool. NATO was great chatting with you. We really appreciate your time. And we'll, we'll stay in.

Nate Dobbines: Awesome. Appreciate you. All's time. Thanks for having me.

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