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roosterforme · 5 months

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Always Ever Only You Part 20 | Rooster x Reader

Summary: After your adventure at the bar, you only have the remainder of the weekend with Bradley before he's taking off once again. You both make the most of that time, but an unpleasant surprise lingers as he leaves with his duffle bag and a new notebook. You just hope he can return with a successful mission under his belt.

Warnings: Swearing, angst, pregnancy discussion, fluff, smut, spanking

Length: 4000 words

Pairing: Bradley "Rooster" Bradshaw x Female Reader

This was written to accompany my series Is It Working For You? along with a bunch of my one-shots and other series, but it can be read on its own! Check my masterlist for the reading order. Always Ever Only You masterlist. Gorgeous banner by @mak-32

It was late Friday night. Bradley was leaving on Monday for the top secret special mission, and he might end up missing his birthday with you. Your parents were planning to come visit in July. You'd just had your husband pick you up at the bar during a sexy role playing experiment. And now you were on all fours on your bed with him balls deep inside you.

Honestly, the evening just kept getting better; he was giving you everything you wanted tonight. You got to witness first hand the way he picked you up at the bar by combining his old school tactics with the new things that he knew would really appeal to you specifically.

And now he had seamlessly switched from being your sweet, loving Daddy to being the Daddy who called you his bratty little slut. When you turned to look at him over your shoulder, his eyes looked deep and possessive. His cheeks were flushed, and his expression looked a little mean. God, you were already starting to clench for him as he said, "I love my slutty little wife."

"Oh god," you moaned as he placed one rough hand on the back of your head and pushed your face down to the pillows.

He leaned over your body, caging you in with his mouth next to your ear while he absolutely nailed you. "Knew you'd come home with me. Knew you'd be begging for my cock. You didn't even wear underwear tonight, that's how fucking bad you wanted it."

"Bradley," you gasped, ready to come as he smacked your ass and grabbed your hips with both hands and unloaded inside you for the second time tonight.

"Jesus," he growled, his movements becoming jerky as you rocked back against him through your own orgasm. You slowly let your legs slide out from underneath your body, and he eased himself down so he was laying on top of you, panting for breath. "Am I hurting you?" he whispered, kissing your cheek as you turned your head to the side.

"No," you mumbled in a daze underneath his warm body with his cock still shoved up inside you. "Kind of comfy, actually."

"Okay," he replied as his cheek came to rest on yours. "And don't even think about asking for round three tonight. I'm fucking beat."

You knew better than to joke about his age. It was less than three weeks until his thirty-seventh birthday, and his confidence was still a little shaky after his last deployment. "I'm tired, too," you whispered.

"Can't believe you wanted me to pick you up from the bar like that, Sweetheart," he murmured. "How long were you there before Ethan tried to make you his little snack?"

You laughed, but Bradley's weight on top of you stifled the movement. "About two minutes."

He shook his head. "An investment banker with a Ferrari? It's incredible you ever went for me at all."

You wiggled underneath him until he lifted himself into a push up position, sliding out of your pussy and holding himself still so you could roll over onto your back. "I'm always going to go for my Daddy," you whispered as he eased his body back down on top of yours. "He promised to take exceptional care of me."

You ran your fingernails through his hair and along his scalp, and his eyes closed in pleasure immediately. "I always will." His lips were parted, his cheeks were flushed, and he looked so handsome as you kissed his forehead. "I'm sorry there were times I didn't. I'll keep doing better and better."

He would. And you were so thankful that you made it back to this point with him. You felt like you could tell him what was on your mind again, and you knew he was really listening. He wasn't hiding his feelings and concerns from you. The trust you felt was almost palpable, which was making every other part of your marriage right now exceptionally good.

"I love you, Bradley." You whispered the words softly, like they were so precious they might break. Then you whispered them again, a little louder, like they were too important to hide.

Both of his hands were on your face, thumbs rubbing your cheeks as his fingers pushed back along your hair. He brought his lips down to meet yours, and a few minutes later you whispered, "I thought you were too tired for round three."

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Bradley was in love with you and in love with everything about this weekend. He'd been more nervous than he anticipated when he got to One Trick Pony last night, but you'd been delighted by the role playing. It was easy to slip into a fantasy with you when he knew that his normal life and yours were waiting on the other side. And you knew he wouldn't let anything happen to you.

Now you were perched on his lap at the dining room table in just his rather threadbare UVA tee shirt, dousing the plate of breakfast in maple syrup. You fed him a bite of the stuffed French toast you made for him while you kissed his cheek. Bradley was physically exhausted today, and you and he hadn't even made it out of the bedroom until noon. Even then, he only came to the kitchen to feed Tramp who was whining non stop, and you offered to make him anything he wanted for breakfast.

"Is it good?" you whispered before you tried a bite.

"Fucking delicious," replied before nibbling gently at the side of your neck.

Your laughter rang out, and the sound was so pure and beautiful, he hated to bring up the conversation that needed to happen today. But after the French toast was eaten and the plate was left in the sink for him to take care of later, he led you and your second mug of coffee over to the couch. Bradley pulled you legs up onto his lap and kissed your knee.

"Can we talk about my deployment?"

You eyed him up and down and said, "You mean your top secret special mission? When you say deployment, it sounds like it will go on for months, and I really hope you'll be back in time to celebrate your birthday with me."

"Fine," he said with a sigh. "Then can we talk about my top secret special mission, Sweetheart?"

"Yep," you replied with a smirk, and he really did have to appreciate how calm you seemed right now. It was making him feel calm, too.

"I'm leaving my wedding ring here with you. Just like last time. I'm taking the silicone one, even though I don't like it as much, okay?"

"Okay. Thanks for telling me." Your lips were hidden behind your mug, but Bradley could tell you were smiling. He'd fumbled things so badly last time in part by not reminding you he bought the placeholder ring. He was unwilling to go away in a similar fashion this time; his goal was to leave no doubt in your mind about him or anything else while he was gone.

"And I really might not be back before my birthday. That's barely two weeks from now, and I don't have any firm dates. I just hope they fly me back commercial again so I'm not sitting around waiting for a comanche to bring me home."

You set the mug on the coffee table and climbed onto his lap. "I know you might be gone longer, but I'm holding out hope anyway." The way you fit perfectly in his arms when your cheek was resting on his shoulder would never not amaze him. You snuggled in a little closer and said, "But just come back home to me, Roo."

He swallowed hard. The two of you had had so many conversations just like this one over the many months you'd been together and the many times he'd left for his work. He was just happy he'd be leaving on better terms this time.

"You know I'll always fight for that, Baby Girl." He kissed your forehead. "Let's take Tramp for a walk down to the beach. It's kind of overcast today, so maybe it won't be as crowded." You nodded and started to stand up as Bradley said, "Oh, one more thing. When your parents let you know when they're coming out to visit, book them a hotel room. I don't care how much it costs, put it on the credit card."

You stood in front of him with your hands on your hips. "They can just stay here-"

"No."

"Oh come on, Bradley. We can have quiet sex!"

He shook his head. "Book the hotel room for them. And when I get home, we can talk about renovating the upstairs space into a usable bedroom or two. Because they will need to be a whole floor away with how loud you get. Or I'll never be able to look them in the eye again."

---------------------------

On Sunday, you were starting to feel a little melancholy. You had less than a day before you had to drop Bradley off in Miramar at five in the morning, and your anxious energy was creeping in. At least he seemed to want to be around you as much as you wanted to be around him.

"Will you help me finish packing?" he asked, rubbing a big hand along your tattoo through your shirt while you stood at the open refrigerator. You pulled out the pack of chicken that you needed to have thawed so you could make dinner soon, and then spun around to face him.

"What do you need help with?"

He shrugged. "Nothing really. Just thought it would be nice to have you in the bedroom with me while I organize everything."

"How are you this sweet?" you asked as you took him by the hand and led him down the hallway. Tramp was having a puppy dream in his little bed, so you quietly joined Bradley at his open duffle bag. You saw his neatly packed underwear, socks, shirts and uniform components. His travel sized toothbrush and razor were there, too, along with some photos of you and him together.

"Am I missing anything I need?" he asked seriously, as he counted how many undershirts were in a stack. You carefully climbed onto the bed and pretended to pack yourself in the bag, and Bradley laughed quietly. "I fucking wish."

"It would be like the first time, when we were both sent out to the carrier together."

Bradley groaned as you sprawled out across the middle of the bed. "I only get Cyclone and Warlock this time. No sweet Baby Girl diligently waiting for my return."

You rolled your eyes, but you were smiling as he climbed on the bed with you. "Don't you dare get shot down this time. And don't jump off the carrier deck either. And definitely don't get flustered by the young dipshits from Lemoore. Cyclone said you're one of the best, and you are."

Bradley let you collect him in your arms and he just inhaled your scent and absorbed your warmth. Then with a sigh, he removed his wedding band and handed it to you. "You can keep it safe for me," he whispered.

"I'll have it with me when I pick you up. Wherever and whenever I pick you up."

Bradley eventually finished packing before he went to take a long shower and shave around his mustache while you made dinner. You kept telling him he needed a good night's sleep tonight. You weren't wrong, but he wanted to stay up and spend as much time with you as he could. He was about to tell you that he could sleep on the comanche, no problem, and that you should let him stay up all night with you. But when he walked into the kitchen in his clean boxer briefs, he was greeted by the most wonderful sight.

Your back was to him, as you strained pasta at the sink, and the smell of Marry Me Rooster cooking was making him weak. You were wearing just your white Mrs. Bradshaw panties from the wedding night along with your I Love Meat apron. He couldn't see the embroidery on the front of your underwear, but he knew the way the pretty satin fabric bunched around your thighs by heart. And that dumb apron he bought was the only other thing on you, tied around your neck and across your lower back.

He was already throbbing for you, and he knew it would just get worse. "Hey, Roo," you said casually when you saw him. "Dinner is almost ready. Wanna grab some beers and I'll bring a plate in."

"Yeah," he rasped, pecking you on the cheek and running his fingers along your bare back when he walked past. He couldn't even tell if it was intentional or not. Maybe you didn't realize you were turning him on right now. He got two beers from the refrigerator and went to sit at the table, and you joined him a minute later with one plate piled high with dinner.

You set it down softly in front of him, but his eyes were on you as you untied the apron and let it fall to the floor. And yeah, it was intentional. Yes, you knew you were turning him on right now as you stood there topless with Mrs. Bradshaw written across your pussy.

"You need a good dinner and a good night's sleep," you told him, but he made no move to eat the Marry Me Rooster yet. He patted his thigh for you to take a seat, but you just shook your head once and squeezed down between his body and the edge of the table until you were on your knees. You looked up at him with questioning eyes as you pulled his cock and balls free of his underwear and licked his tip.

"Do I need that, too?" he asked, voice deep and rough. You just nodded as you wrapped your lips around him. "I think you're right."

You bobbed slowly up and down his length before you popped him free and whispered, "You can eat your dinner," before licking his balls.

"One thing at a time," he grunted, fixated on how pretty you looked as you smiled and parted your lips again. You weren't in any hurry, and neither was he as you ran your tongue all over his length in broad stripes before sucking. Bradley ran his fingers and knuckles over the curve of your cheek while he kept one hand at the back of your head. He wasn't forceful as he guided himself deep, but when you gagged on him, his head tipped back as he panted. You felt so good, and the soft sounds you made as you tried to take him impossibly deeper just made him harder for you.

"Fuck," he growled, looking at your eyes watering as your lips skimmed his balls and his trimmed hairs. Your nipples were hard and you were moaning. "Come up here. Ride me."

You whimpered as he helped you up onto his lap. His length was dripping with your saliva as he pulled your wedding underwear to the side and let you sink down around him. Bradley was a little afraid he didn't have much left in the tank for you, so he stroked your rooster tattoo before tucking his thumb inside the front of the satin fabric. He let you set the tempo, rubbing yourself against his hand how you wanted him. Your forearms were resting on his shoulders as you played with his hair and kissed him lazily, languidly. Your tits brushed his chest with every movement.

"You feel good," you murmured with a soft smile before returning your lips to his. Bradley just grunted, already feeling himself getting close from the sure and steady roll of your hips and your tight pussy. Then your fingers wound a little deeper in his hair as you moaned, "Oh. You feel good."

He moved his lips to your neck and found that sweet spot to suck on while you begged him to rub your clit harder. Your begging turned to near screaming as you came, and he allowed himself to as well. There was a wet, sticky mess where you and he remained connected, and after you licked his lips and kissed his mustache, Bradley leaned down and kissed your breasts.

"Thanks for making my favorite dinner," he whispered, kissing his way back up to your lips before reaching behind you for the plate. Then without moving, he held the Marry Me Rooster between your soft body and his, and you fed it to him as you ate some yourself.

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Bradley plugged in his phone and yours and took your glasses off before kissing your forehead. It was barely eight o'clock, but after dinner and a quick phone call to your parents, you insisted he start getting ready for bed. You looked tired, and he felt tired, so he did as he was told. And now as you curled up on his chest in bed, Bradley took your hand in his.

"Did you want me to read from my notebook?" he asked. You already knew he packed a fresh one to write in at night while he was away. It would be a nice break if he had an annoying bunkmate to deal with.

"Not tonight," you whispered. "But I'm sure I'll read it while you're away."

He turned off his light and kissed the top of your head. "I'll be thinking about you the whole time. I have no idea if I'll be allowed to call you, but if I have the chance, I will, okay?"

"Okay, Roo."

"I love you," were the last words on his lips as he dozed off. Then the alarm was blaring on his phone way too soon, and he was handing your glasses back to you again.

"Do you want anything to eat?" you asked blearily. "Or just coffee?"

"Just coffee," he replied as you slipped out of bed in the pitch black bedroom. "I'll take some protein bars, too."

Bradley watched you pull on some yoga pants and a tee shirt so you could take him up to Miramar before you got yourself ready for work. He heard you messing with the French press in the kitchen while he zipped up his uniform pants, and then you were shuffling past him and into the bathroom.

You were still using the toilet while he brushed his teeth, and he barely heard you whisper his name. "Yeah?" he asked as he spit and went to rinse.

"My period started. A day or two early. I knew I was feeling a little crampy."

Bradley turned to see the sadness in your eyes, but you took a deep breath and squared your shoulders. He hadn't been thinking about it. You and he hadn't been talking about it. He wasn't overly concerned at the moment with your cycle. And even though he knew you hadn't been as absorbed with trying to get pregnant for the past month and a half, the idea must have still been in the back of your mind. Because he found that it was that way for him.

"Okay," he replied softly. "That's okay. I just wish I could stay and get your heating pad ready for you and rub your feet after work."

You nodded and he bent down to kiss the top of your head. "Me too," you whispered. "But Tramp will take care of me."

Bradley went to the bathroom cabinet and held up the different packages of pads and tampons and brought you the ones you wanted. Then he kissed you again. "You'll be okay. Right?"

"Yeah," you replied as you flushed the toilet. "I can talk to Dr. Genevieve if I need to, but I think I'll be okay."

He wanted to tell you a million times that it didn't matter if you never got pregnant, but he settled for, "It's me and you right now, and I love that."

You nodded against his chest as he held you for a few minutes. "Let's get you to Miramar."

Bradley picked up his duffle bag but kept his fingers linked with yours as he spied you wearing his wedding band on the chain with your charms. He kissed your lips and then kissed his ring, and you were smiling again as you and he headed out to the driveway. When you tried to pull him toward your car, he said, "Absolutely not," and your laughter in the darkness had him smiling, too. "Let's take the Bronco."

He dropped his bag to the driveway to open the door and buckle you in. Then he was tossing the duffle into the back and starting the engine, and he backed out of the driveway as the beams from his headlights illuminated the front porch. He paused for a beat before shifting into drive and heading off for another assignment, another aircraft carrier, another block of time away from home.

As he drove down the street he turned on the radio and said, "Damn, you really made everything so much better and so much harder for me at the same time."

"What are you talking about?" you asked, turning to look at him.

"I just never thought I'd hate leaving home this much."

You leaned on his bicep and played with his hand for the rest of the drive up to the airstrip where a whole fleet of aircrafts were waiting. The sky was lightening, and there were officers and personnel everywhere along with some family members who came to say goodbye. When Bradley parked and helped you out of the Bronco. He saw Cyclone immediately, and he knew he should head over and meet his team and board the comanche, but he just held you instead.

Other people started their cars and left. Officers were boarding aircrafts, but Bradley just wanted another couple minutes here. "I love you. Be good."

You kissed his chest through his uniform and looked up at him with tears in your eyes. "I love you, too. I'll pick you up anytime. Just come back home to me."

He nodded before kissing your lips. "I will." He took your face in both hands and kissed both of your cheeks and your nose before settling his lips back on yours. "I will."

"I love you, Bradley!" you called after him as he carried his bag toward the barbed wire fence with his ID in his hand. He turned and looked back at you so many times, it felt like he wasn't even making any progress toward the airstrip. But he had to go, and part of him wanted to go.

He showed his badge at the gate opening, and once he was through to the other side, he cupped his free hand around his mouth and shouted, "I love you, Baby Girl!" You waved and wiped your tears as he headed toward Cyclone, Warlock and the aircraft that would take the whole group of them out over the Pacific Ocean.

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And he's off once again. Going to peek in at Jake and Cat and sweet little Jeremiah. And I hope Bradley doesn't miss his birthday at home. So many things coming soon! Thanks @mak-32 and @beyondthesefourwalls

PART 21

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tea-party-at-wonderland · 1 year

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Russian President Vladimir Putin has traveled to and from his residences on special armored trains using exclusively built stations since he ordered the invasion of Ukraine, according to new investigations by independent media.

The reports’ authors link Putin’s choice of transportation to his apparent wish to avoid tracking services and his distrust of the presidential air fleet’s security against potential attacks.

“After the outbreak of the war, in February-March [2022], he began to use the [armored] train very actively, especially to get to his residence in Valdai,” the Dossier Center investigative website quoted an unnamed source close to the Kremlin as saying Monday.

The Dossier Center is funded by exiled former oligarch and Kremlin critic Mikhail Khodorkovsky.

The outlet said Putin’s armored train, though nearly indistinguishable from regular trains, is marked by a larger number of locomotives, axles and encased communications antennas.

The train is reportedly comprised of a presidential car with a bedroom and a study for meetings, a car for Putin’s entourage and a separate special communications car. Its schedule is tailored to allow the train to reach maximum speeds and avoid unwanted stops.

With an estimated price tag of 1 billion rubles ($13.5 million), Putin’s armored train reportedly started being outfitted in 2014 and actively used in the late summer of 2021.

The Dossier Center linked the train carrier’s offshore-based ownership structure to banker Yury Kovalchuk, a close Putin ally who also reportedly manages Putin's widely speculated palace and other assets.

A separate investigation by the Proekt news site reported Tuesday that exclusive railway tracks and train stations have been built near three of Putin’s known residences to accommodate his armored train.

Satellite images showed one fenced-off station with a network of surveillance cameras a walking distance away from Putin’s official residence in Novo-Ogaryovo outside Moscow in at least 2015, Proekt said.

Another fenced-off, dead-end train station appeared near Putin’s Bocharov Ruchey summer residence in the southern resort city of Sochi in 2017, Proekt reported, citing satellite images.

The images reportedly showed a third guarded train station with a helipad appearing near the Novgorod region village of Dolgiye Borody, the closest populated area to Putin’s secretive Valdai residence, in 2019.

Putin’s armored train itself is based at a VIP section — separated by a high fence and reinforced with barbed wire — of the Kalanchyovskaya railway station in central Moscow, Proekt said.

Observers were quick to point out the similarities between the Russian president’s alleged preference for armored train travel to that of North Korean leader Kim Jong Un.

(Source)

#vladimir putin #russia

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baztiv · 7 months

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spoilertv · 9 months

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#SpoilerTV

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lindsaywesker · 1 year

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Good morning! I hope you slept well and feel rested? Currently sitting at my desk, in my study, attired only in my blue towelling robe, enjoying my first cuppa of the day.

Wow! Here we are again: Friday! Where did that week go? No, seriously, where did that week go?

First of all, many thanks to everyone that got involved with Throwback Thursday on my page. Yesterday’s word was HOLIDAY and the responses were brilliant! A fantastic set of stories!

A 48-hour strike by nurses in England over the Bank Holiday weekend will be cut short by a day after a High Court judge ruled it was partly unlawful. The walkout in a row over pay by the Royal College of Nursing, due to start on Sunday, will now end on Monday. Strikes are unlawful? See where this is going? As ever, the bullies win again, while some of the most caring people on the planet get shat on! Politicians and bankers get paid two and three times what nurses get paid and are half as useful!

Naturally, many people were appalled by Bank Of England economist Huw Pill’s comment yesterday that the working class should “accept they’re worse off”. According to one of my friends, what he actually meant was that the ‘I’m alright, Jack’ mentality risks causes significant long-term damage, making things far worse for everyone. As we know, ‘I'm alright, Jack’ is a British expression used to describe people who act only in their own best interests, even if providing assistance to others would take minimal to no effort on their behalf. Indeed, Mr. Pill! It definitely feels as if you are acting in your own best interests! Providing assistance to others would take minimal effort, so why not help them?

Before I do my radio show on Saturday, I am being interviewed by a young man named Special K on another radio station, an online station down in Brixton called juscoolradio.net. I am on between 10.00 – 11.00, then I have to scoot off down to Deptford.

Really hope you can join me tomorrow at 1.00 p.m. for ‘The A-Z Of Mi-Soul Music’, The Letter M (Part Eight). Executive Producer: little old me! You know to expect some back of the stack business!

Looking forward to Sunday night at ‘Let The Music Play’ at Cinnabar, 55-58 High Street, Stevenage SG1 3EF. 7.00 – 3.00, with a top line-up of DJs. Lovely people up there and always a good evening.

Have a fabulous and funky Friday! I love you all. You’re probably thinking, “You don’t even know me!” but, if people can hate for no reason, why can’t I love?

#mixcloud #mi soul #dj #music #new blog #lockdown #coronavirus #books #weekend #democracy #brexit #cronyism #election #radio

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one2ninety · 1 year

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Ghana Monday Special Lotto Results for 20th March 2023

Second banker 45 BOOM. @2SURE EXTRA Now that special key addition 96 (34-62) Reported in machine, WE SHOULD BLOW it up on one of the subsequent machines… #Focus #One2ninety WIN: 58-83-(45 Sbk)-28-61 MAC: 34-62-73-76-25

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#Ghana_Monday

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mycryptosuite · 2 years

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Ghana MSP 2Sure Live For 12/09/2022

Ghana MSP 2Sure Live For 12/09/2022 Ghana msp 2sure live – MSP lotto prediction for today, Ghana Msp banker to banker challenge with plan in the comments section below One banker. Ghana lotto msp banker for today is now ready and we are going to win today’s Ghana lotto msp draw that will take place right in the city of Accra Ghana live on GTv. Monday special two sure today – MSP Lotto 1-90 Banker…

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#2 sure today #best lotto banker #ghana live banker #Ghana msp 2sure live #Ghana Msp banker to banker #Ghana msp Lotto Forecaster #Live banker for today #lotto live draw time #lotto live draw today #lotto msp results #msp 2sure #msp lotto prediction for today #MSP Lotto Result #msp today #Today msp lotto live banker

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clickairadio · 2 years

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CAIR 75: Real Estate Returns Too Good To Be True? The Land Geek...

Today I had the opportunity to speak with "The Land Geek". Fascinating conversation. He's got over, well over four and a half million downloads on his podcast. He's got some interesting ideas and insights on investing with land that the returns higher than normal, I guess normal, what's normal, higher than, you know, eight 10% return, if you will, returns on these investments. So I'm very excited to have Mark here with me today. Thanks for joining us, we learn the secrets from the land geek.

Everybody welcome to another episode of Financial Investing Radio. So I have been chasing this person for some time. He is super busy and has an amazing profile. I hope you take the opportunity to look into what he's done. We're going to be having conversation today with Mark, Oh man, Mark. I didn't even ask at a time. Podolski!

Mark Perfect pronunciation.

Grant Did I say that? Okay. All right. Very good. Mark. Welcome. Thank you for being here today. I appreciate it.

Mark Grant Larsen, an honor. Privilege. Thank you.

Grant You know, we found out that we are not too far from each other geographically, which is a real treat. There's some neat, neat things about the part of the country we live in for sure.

Mark Absolutely. We've lost our complaining privileges living in Scottsdale, Arizona.

Grant That's right. That's right. That's right. Even when it gets a little hot. I've learned to quit Quit complaining about it's not a Houston hot right.

Mark Houston hot. It's 80 degrees in the pool.

Grant Yeah, that's. That's right. It's fixable with the pool. That's right, right. Okay, so the land geek, you are known as the land geek, you've done a great job getting your name out there as land geek, not only getting your name out there, but proving a framework. But we'll get to the framework here in a moment. Because what you've done is pretty unique compared to other real estate investing strategies that are out there, of which I actually participate in some of those others, right, but I won't get to that yet. So I'm interested to learn more about what you do here. But let's back up. You were doing what what got you started to say I'm gonna go after land investments in this way.

Mark So if we rewind the tape now, 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 grant 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. I was pretty much yeah, really blue. So I first hired this guy, and he's telling me that as a side hustle, he's going to tax deed auctions. He's buying raw land, pennies on the dollar. He's flipping them online, and he's making a 300% return on his money. Grant. I'm looking at companies all day long. And a great company great has 15% EBIT on margins are free cash flow, average company's 10%. And I'm looking at companies all day long, less than 10%. So of course, I don't believe them. And I've got three grand saved up for car repairs. I go to New Mexico with them. I do exactly what he tells me to do. 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 went to another auction and in Arizona, where we live. And again, this is 2000 There's no one in the room. I'm buying up lots of acreage or nothing. And I sell all that property. You know that what auction I made over $90,000 So I go to my wife. She's pregnant at the time. I said Honey, I'm going to quit My job and become a full time lead investor. And she said, Absolutely not. Yeah.

Grant What do you say? And what are you doing on?

Mark Yeah. So it took 18 months for the land investing income to exceed the investment banking income. And then I quit. I've been doing it full time ever since. And I absolutely love it.

Grant That's incredible. So you just sort of stumbled into it, someone happened to say, they'd already sort of figured this out. Now, it sounds like what you did with that is after you've done this for a while, you've created a system out of this, then is that right?

Mark Yeah, I mean, after a while, you start picking up things, and you start seeing, okay, well, how do I make this job, myself. And, really, my whole philosophy is, I can always make more money, I can't get more time. And so we want to use three levers to scale and grow a business, other people's time, software and automation, and other people's money. And so once I combined all three of those, I was really able to grow and work really about 30 minutes a week, in my business.

Grant What, 30 minutes, you're at a point now where you work 30 minutes a week on your business? In the business? Yeah, that's amazing. Wow. But it took that scaling, right, took that automation to figure it out the team around you to help take care of certain aspects of it took all of those pieces, as well as other people's money. That's interesting. That took five years. Oh, that was gonna ask you so five years to get to that point, learn the lessons, learn the business processes that you should automate, and so forth. Right?

Mark Well, five years just to start getting myself out of business, probably another five years, to get to my point where I can work 30 minutes, 30 minutes in the business, rarely, I'm just meeting with my Acquisition Manager. And we're looking at the numbers and saying how many deals are pending? How many offers went out? How many deals will be closed? How can I support you?

Grant So when it comes to finding these opportunities is the auctions is that your main input, or source or how well find these.

Mark So Grant, I'm going to walk you exactly through how I do it. So you live, I'm gonna use these as a case study. You're in Scottsdale, Arizona, but let's assume that you own five acres of raw land in Texas, and you owe $200 in back taxes. So essentially, you're advertising two important things.

Number one, you have no emotional attachment to the raw land, you're in Arizona, the properties and taxes in Texas.

And number two, you're distressed financially in some weird way. Because we don't pay for things like our property taxes, we don't value them in the same way. As resolved, county treasurer, keeps sending me notices saying, Grant, if you don't pay your property taxes, you're going to lose that five acre parcel, tax deed or tax lien investor. So all I'm gonna do is look at the comparable sales on your five acre parcel for the last 12 to 18 months, I'm gonna take the lowest comparable sale, let's say $10,000 and divide by four. And that's gonna give you a Warren Buffett would call a 300% margin of safety. So I'm gonna send you an actual offer on your five acre parcel for $2,500. Now you accept it. Why? Because for you $2,500 is better than nothing. In reality, three to 5% of people accept my quote unquote, top dollar offer. But now that you've accepted it, I have to go through due diligence or in depth research. I have to confirm you still own the property. I have to confirm back taxes are only $200 I have to make sure there's been no breaks in the chain of title. There's no liens or encumbrances. And because it's only $2,500 investment, I outsourced to my team in the Philippines, connected to an American Title Company. It cost about $11. I was investing $5,000 or more, I wouldn't take any title risk.

You have to close traditionally through a title company. But since this is a smaller deal, everything checks out. And now I'm going to sell your five acre parcel 30 days or less and make a cash flow. So I have a built in best buyer grant. Do you know who it is? Who is the neighbors, the neighbors? So I'm going to send out neighbor letters saying hey, here's your opportunity. Protect your privacy. Protect your views. Know your neighbor. So oftentimes the neighbors will buy now if the neighbors pass a gun to my buyers list, if they pass. A good little website you may have heard of, it's called Craigslist is the 15th most trafficked website United States. I'll go to one I know you've heard of called meta, or Facebook, buy sell groups in the marketplace, and then I'll go to the lands land moto.com lands of america.com land and farm.com land flip.com Land hub.com These are platforms where people buy and sell raw land. But the way that I'm going to do it is the secret. I'm going to make it irresistible for my next buyer. All I'm going to ask for is a $2,500 downpayment, to control this five acre parcel, and then I'll make it a car payment, let's say 297 a month, for the next 84 months at 9% interest. So it's a one time sale, I'll get my money out on the down payment. I could go six to 10 months out. And now I'm getting a passive income of 297 a month, next 84 months. No renters. No rehabs, no renovations, no rodents. And because I'm not dealing with a tenant, I'm exempt from Dodd Frank RESPA. And the SAFE Act, all this owners real estate legislation. So grant, it's a simple game, can I create enough land notes where my passive income exceeds my fixed expenses? And now working?

Grant Because I want to not because I have to guess you have to? So on those numbers, then Mark, when you look at that, and what's the percentage of those that carry all the way through, you know, you're obviously I love, I love how you have the profile for that best buyer, how you create that, that passive income, what sort of risks does that put on your shoulders, where there's potential for them not following through on the cash flow, any issues there?

Mark We don't mind it, because we use a land contract. And a land contract means that we can we still own the underlying asset, while they make payments. If they default, they have 30 days to cure their default. If they don't, we keep the down payment, we keep the monthly payments, our cost basis goes lower, we resell that property, we get a new down payment, we get new monthly payments, and extends out a return on investment is...

Grant Oh, that's awesome.

Mark So I've been investing my wife and I invest in real estate, but it's it's on. It's with the tenant model, right? It's, you know, creating sort of the cash flow on that site. And it has some of the challenges and headaches you're talking about. Right? It's I deal with property management organizations, I deal with tenants that aren't following through blah, blah, blah, blah, all that. And so this is appealing to me to be able to say, hey, you know, I don't have to worry about about that.

Grant Is there a return that you felt like is higher taking this strategy than taking that sort of tenant based model?

Mark Well, our average return on cash is 300%. And on terms, it's 1,000%.

Grant That's crazy. Because we you know, typically fight for eight to 10 or 15%, right? In this in this renter model. So that's, that's fascinating, fascinating approach. So a couple things here. The average hold time. So you'd mentioned 30 days, are you literally flipping these in a 30 day timeframe? Is that the average?

Mark Yeah, that's average. Now, if it's more than 30 days, something has to change. Maybe we have to raise the downpayment, maybe people think it's too good to be true. Maybe we have to lower the downpayment, maybe we have to raise the price, lower the price, change the interest rate, change the terms, something needs to change, maybe it's as simple as the headline is conducting. So that's our litmus test for what's wrong with our app. Why did that? Why is this not selling 30 days?

Grant What's the what's the benefit of turning it into that passive cash flow as opposed to just flipping and taking the cash right now all of it out of the deal and walking away with that in your pocket?

Mark Well, cash is a problem, right? Because now I've got to do it all over again. And I've just created a really hard job for myself. So I'd rather buy the asset one time and hold it for as long as I can and have a cash flow rather than flip a tax. Hopefully, I get another deal flip, pay tax, the market could turn on me. Right? I've been I've overpaid and I'm stuck with an asset.

Grant Yep, makes makes total sense. So I noticed on your on your on your YouTube channel here. I noticed on there you you've been creating quite a nice playlist for a long time describing some of the challenges the hurdles the things people might deal with some tips and techniques around that. You've been publishing for quite a while on this. If someone were to get started on your YouTube channel itself, you've got this nice entry YouTube video right there passive income without headaches explained. I love that as your entry one. I watched that and you walk through much of the framework that you just described here today, what would be some of the hurdles that you think people will run into? Or that you've seen people run into where, where this doesn't work?

Mark Well, you know, the biggest hurdle I think, for people who get started is they think, can I do this in my backyard? Well, if you live in San Francisco, no, no one's gonna sell you an infill lot. 25 cents on the dollar, they're gonna go the biggest, baddest land broker in town. If you live in Manhattan, same thing. So we're looking at properties an hour to three hours from the nearest town. And also, there's 3007 us counties like where do you start? So if I live in Iowa, let's face it, nobody wakes up next boy, I'd like to buy some land today in Iowa, unless you live in Iowa. So to get your biggest buyer pool, you want to be the southwest, little bit the Northwest, California and Florida. These are the sunshine states. These are fast growing states. And there is just a plethora of inexpensive raw land.

Grant Okay. All right. That's fascinating. The other thing that I think you wrote your book was in 2017, did I get the date? Right? I think 2018 and 2018. Okay, dirt rich, dirt Ranch is out on Amazon did a review of that awesome book. Tell us about that? What does that cover?

Mark So Dirt Rich gives you the basics of how to buy and sell raw land, it also tells my story. So you don't make the same mistakes. I did. And then Durbridge two is coming out very soon. The next plot how to scale your business.

Grant I love that the next plot, there's a play on words right there for sure. You're also out there on medium.com. I see you being referenced and talked about there. As well as you got your website, check that out as well land geek, the land geek.com, right, the Land Rover COMM And I'm assuming that is I reviewed that what I noticed about what you have here is this is where people can come to your organization, if I understand it, right and say, hey, I want to get trained in this. I want to get skilled and how to create my own business. I'm assuming this is where you take your years and years of expertise. And you condense that into a program, if you will, that take all the lessons learned rather than take 10 years to learn it. You'll learn it and you know, how long, what is sort of the up ramp for people in terms of amount of time and effort?

Mark I mean, can really get going in about 16 weeks. Okay. Yeah.

Grant That's, that's amazing. It's amazing. Have you do you participate in any sort of real estate investing other than raw land?

Mark No, because I don't have an advantage in any other real estate niche other than raw land. So I'm a inch wide, and a mile deep. So and no one can really get my returns, it would be nice to get depreciation because land lasts forever. But that being said, I don't have to deal with the depreciation like there is depreciation for reason I don't have to deal with any physical structures. So I like the headache free piece of it. And I got it 90% automated with software and expensive virtual assistants.

Grant That's incredible. So tell me about your, your best type of client that would come to you and say, hey, I want to participate in building passive income with your program. What does that look like? Who do you know?

Mark You gotta have a burning desire to change your life? Right? You don't have to grit. So anything we're doing in life is inherently hard. And so it's kind of like hockey, right? People who play hockey, really love hockey, because they love it enough to get their teeth knocked out and get back up. It's the same thing in business. You have to love what you're doing enough to get knocked down and get back up. And so if you have a burning desire, give me that more than somebody who has cash. So I always say commitment over cash. It's, that's really all it takes.

Grant How much cash did you have when you got started? I mean, it wasn't a ton. Right?

Mark I start with $3,000. My buddy Durant's are $800. We think that, you know, 5000 is a is a really easy number. We have some clients who start with $500.

Grant So you really don't need a whole lot of cash is needed that commitment or that grip that that desire to move forward with it. Okay, very good. So, any other tips that you'd want to share with our listeners on on doing this?

Mark Well, if I were the listener, I would be thinking, well, Grant. It's so great. Why is Marc teaching it?

Grant That's gone through my mind. I mean, You're talking Yeah. 300% To 1,000% return.

Mark Right, right. So to answer the question, because when I started teaching that my wife asked me the same questions like, aren't you going to create your own competition? And it's a very valid question. So I started putting on my investment banker hat. And what's the first thing, investment banker looks at? How big is the market, and there are billions of acres of raw land available in the United States. And there is literally do you couldn't think of a more boring niche, like you could go on HGTV or the DIY Network and think, Oh, I'm gonna watch flip this land. The before pictures are all in the after pictures are all in. Plus, there's no hedge funds, there's no private equity groups. So you meet a million people can be in this niche, will all run out of money, before we run out of deal flow.

Grant Plenty of opportunity for sure. So is some of this sort of altruistic in terms of you know, you want to give back, you want to see others sort of experience some of the same benefits you have is, is there a component to that that's driven yet to create these systems?

Mark I mean, that really is my, my purpose, honestly, because, you know, buying and selling land is great. It's helped five people, really, my family. Yeah, that being said, nobody ever bought a piece of land for me, you know, called me and said, Mark, you changed my life with this land investment, but being able to help people retire their spouses, so they could spend more time with their children, being able to have people replace their income, and really get out of what I call so economic dependency, which means that they're personally not working. They're not making any money, so that they can move up Maslow's hierarchy of needs, into self actualization, and solve not just their money problems, but their time problems, to explore their highest purpose in life. That has been the most gratifying thing for me, professionally. And I absolutely love waking up to that idea every day.

Grant This is the "why" of your journey. Right there. That last sentence, isn't it? Yeah, it's helping them to get out of that solo economic dependency for sure. You had mentioned at one point, or I saw when I was doing some reviews on you, five reasons you should be creative, Pat, you should be creating passive income in raw land. What are those five reasons?

Mark The first reason is, it's just so simple. All you got is a piece of land and a buyer and a seller. So you know, juxtapose that to like, say multifamily, where you've got to raise millions of dollars, you have to get private capital, you have to get investors, you could spend a million dollars just on due diligence alone. So it's just a much simpler way to go. The other issue is there's just no headaches, nobody's calling you up at three in the morning saying my land is leaking. So you get to go to bed every night, knowing that you don't have to deal with the typical headaches of real estate, tenants, termites, toilets, that kind of thing. So you know, another reason would be that it cash flows. So why not have this passive income come in, and get total freedom in life. So you can work when you want, where you want, and with whom you want. I think another reason is just that there's no limit to it. So you can grow as big or, you know, you can get to a point where you kind of like the Mexican fishermen, you have enough type of thing. And then I just think the other reason, it's a lot of fun. It's a lot of fun. And it's not building another job for you, yourself if you just automate it. And I think that's great.

Grant Yeah, yeah, that is great. It's interesting that you found this niche. I love how you described it. It's narrow and yet very deep, you become very specialized in this. That's awesome. Mark. Thanks for taking the time with us today. Any final comments or tips you want to share with our listeners?

Mark I always love this quote from Zig Ziglar. If you'll do for the next three to five years, what other people won't do, you'll be able to do for the rest of your life. What other people can't do.

Grant That's a very enabling. I love that for sure. Gosh, that's awesome. Mark. Thanks for taking the time, "The Land Geek". I appreciate you doing this. And everyone thanks for listening to another episode of Financial Investing Radio. And until next time, check out thelandgeek.com

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financialinvestingradio · 2 years

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FIR 156: Real Estate Returns Too Good To Be True? The Land Geek...