When a Simple Property Preview Turns into a Life Lesson (And a Gun Chase)

You ever have one of those days where you’re just trying to check out a property… and instead you get chased by a guy waving a gun, yelling “I’m gonna kill you”?

Yeah. That was today.

We’re safe—thank God—but this experience shook us. And I think it’s important to talk about it, especially if you’re in the real estate game like I am. Because no matter how many properties you’ve bought, previewed, or rehabbed, you never stop learning.

This story isn’t just about a close call. It’s about the new normal in some communities, what it means for investors, and how to avoid making a mistake that could cost you more than just a deal.

Let me walk you through it.

It Started Like Any Other Property Visit…

Jocelyn and I were out previewing a new property in Pasco County. You know the drill—pull up, hop out, walk the lot, snap a few pics, visualize the potential. Classic Tuesday stuff.

We’d done our due diligence. Had the address. Checked the map. Thought we were stepping into the right spot. But this lot didn’t have clear markings—no fence, no posted sign, no “Keep Out” warnings. Just Florida brush and sunlight.

So I stepped maybe two feet—TWO FEET—over what turned out to be the property line.

Harmless, right?

Not to this guy.

Enter the Angry Neighbor

At first, I saw him from a distance. An older man, shirtless, standing near what looked like a shed.

He started yelling.

Now, I’ve had my share of neighbor run-ins. Usually it’s something like, “Hey! You know this isn’t your land, right?” or “You folks looking to buy?”

But this was different. His voice wasn’t curious—it was boiling.

“This is MY property,” he shouted. “GET THE F*** OFF!”

I raised my hands. Tried to be respectful. “Hey man, all good. Just previewing the lot next door. Didn’t mean to cross over.”

But it was too late. He was already walking fast. Real fast. Then I saw it.

He had a gun.

“I’m Gonna Kill You!”

I swear I blinked and this man was 20 feet closer. Gun pointed at me and Jocelyn. Screaming.

“I’m gonna kill you!”

Let me tell you, there is no training, no experience—real estate license, broker badge, or 20 years of investment wisdom—that prepares you for that moment.

Fight or flight kicks in. And I chose flight. Fast.

We turned and ran to the car. I don’t even remember how we got in. Just that the door slammed, Jocelyn was screaming, and he was right behind us, still shouting.

It was like a horror movie—except real.

And all because we stepped onto the wrong patch of dirt.

People Are on Edge

Listen, I’ve been doing this for a long time. I’ve walked thousands of properties—boarded up houses, crime-heavy neighborhoods, $1M waterfront flips. I’ve been threatened before.

But this one felt different.

It wasn’t just territorial. It was personal. This guy wasn’t trying to warn me—he was trying to send a message: Don’t come around here. Ever.

And it made me think…

In today’s world, tensions are high. People are more paranoid, more reactive, and frankly, more dangerous. Maybe it’s economic pressure. Maybe it’s media fear-mongering. Or maybe some folks are just itching for a reason.

But when you’re a real estate investor or agent, this stuff matters. Because one wrong step can turn into a headline—or worse, a tragedy.

Lessons Every Investor Needs to Learn

This experience could’ve ended a lot worse. And I want to use it to help you learn, not just shake your head.

Here’s what I took away from this wild ride:

1. Double Check the Address—Then Triple Check It

Even if the map says it’s correct, rural lots and vacant land can be tricky. You can’t always trust GPS. I recommend using the county property appraiser site, Google Earth, and a plat map before stepping onto any parcel.

2. Assume Every Lot Is Occupied—Even If It Looks Empty

This guy came out of nowhere. A place that looked totally abandoned was actually occupied—and heavily armed. Don’t assume anything in this market.

3. Never Preview Alone

I’ve always said it: real estate isn’t a solo sport. Bring someone with you, even if it’s just for safety. Jocelyn was with me this time, and while it was terrifying, I’m glad we faced it together.

4. Have an Exit Plan

Always park in a way that allows a quick getaway. Back into the driveway or stay close to the road. It might sound paranoid, but it could save your life.

5. Stay Calm, Stay Respectful

When things escalate, don’t escalate back. Your tone, your posture, your words—keep them low, respectful, non-threatening. Your ego isn’t worth your life.

From Gun Chase to Reflection

Later that night, after the adrenaline wore off, I sat with Jocelyn and we just looked at each other.

“Did that really happen?”

It did.

And as I replayed the scene, I wasn’t angry. I was reflective.

This wasn’t just about a hostile neighbor. This was about how fragile things can be when people are scared or fed up or living on edge.

It reminded me why we do what we do—to create safe, beautiful, secure spaces. To help communities thrive. And to turn chaos into opportunity—but never at the expense of safety.

The Bigger Picture: Florida’s Changing Climate (And I Don’t Mean the Weather)

This isn’t just about one guy with a gun.

It’s about a shifting tone in real estate across Florida and the country. Property values are up. People are on guard. And the line between investor and intruder is getting thinner—especially in tight-knit or rural communities.

Florida’s got sunshine and great returns, but it also has a growing tension as prices rise, renters struggle, and new investors pour in from out of state.

So if you’re investing here—especially in land or value-add neighborhoods—you need to know the rules, respect the culture, and approach every interaction with humility.

You might be holding a clipboard and a vision. But to someone else, you’re a stranger with a hidden agenda.

How This Changes My Approach

Honestly? I’ll never approach another vacant lot the same way again.

From now on:

• I’m calling the listing agent or seller before I step foot on land.

• I’m using drone footage or video preview before any walkthrough.

• And I’m mapping out every lot with GIS data and parcel overlays in advance.

More than that, I’m sharing this story with my team at Graystone and with all our students at Property Profit Academy. Because this is real-life real estate. Not textbook fluff.

This is what they don’t tell you at seminars.

If You’re New, Don’t Get Discouraged—Get Educated

To all the beginners reading this, please don’t let this scare you away. Let it wake you up.

Real estate is still the most powerful wealth-building tool in the world. But it’s not without risk. And it’s certainly not without surprises.

What separates the pros from the dabblers isn’t how many deals they close—it’s how well they navigate chaos.

So get educated. Get trained. Don’t just watch YouTube videos. Learn from people who’ve been there, done that, and got chased with a gun for it.

One Last Thing Before I Go…

We ended the day safe, grateful, and still committed to finding the right property.

And yes, I’ll be telling this full story in an upcoming video or podcast, so stay tuned. There’s more detail, more crazy quotes, and more lessons you won’t believe.

But for now, if I can leave you with one piece of advice:

👉 In this market, double-check the lines, triple-check your approach, and never underestimate how people might react.

You’re not just walking lots. You’re walking into someone else’s world.

Stay sharp. Stay safe. Stay humble.

—

Keep it consistent, stay patient, stay true—if I did it, so can you! Ready to connect and strategize? Contact me at http://graystoneig.com/ceo – Jorge Vazquez, CEO of Graystone Investment Group & its subsidiary companies and Coach at Property Profit Academy.

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My team and I bring over 20 years of real estate experience, with deep roots in Florida’s investment scene. As a licensed MLO, I’ve helped close millions in loans and investor acquisitions. We’ve built strong relationships with wholesalers, probate attorneys, and sellers to source real deals—not just listings. My goal is simple: align your investments with your vision and deliver results that exceed expectations. Connect with Cody at https://graystoneig.com/cody

Hi, I’m Lisa-Kaye Price, Real Estate Lending Specialist at Graystone Investment Group. With 20 years of experience as both a licensed Realtor® and Mortgage Loan Originator, I specialize in helping investors secure smart financing for powerful real estate moves. Let’s connect and talk strategy! Connect with Lisa at https://graystoneig.com/lisa-kaye-price

Jay Michalec is the COO of Graystone Investment Group and a proud U.S. Army veteran. With 25 years in hospitality, Jay brings leadership, service, and operational excellence to real estate. He’s known for keeping things running smoothly and supporting both the team and clients every step of the way. 📅 Connect with Jay: https://graystoneig.com/jay