Willis Johnson11:22
Most of the companies I bought were mom and pops. They owned one or two locations and built it from the ground up, and I built mine from the ground up. So we talked better. My competitors were college graduates who learned how to buy companies and worked only on numbers. I couldn't care less how much that company was making. They came in with nice suits and fancy cars and wanted to go to a steakhouse. Me, I wanted to go to a Cracker Barrel, shoot the breeze, eat some banana pudding, or say, 'Why don't we get together in the morning?' and the wife would say, 'I'll cook breakfast.' So I'd come over and we'd have breakfast. I got into their life, not just going to dinner. Usually, about 65% of the time, the wives ran the inside of the company and the husband ran the outside. He couldn't run the inside. He ran the forklifts, trucks, and that stuff—I call him a gopher. She ran the inside. But when she got grandkids, she told her husband she was done working, and when she was done, he decided to sell. I called every one of my competitors every six months to see if they wanted to sell, because if their kids were on drugs, the wife didn't want to work, they weren't making enough money, they lost some insurance or cars to a competitor—you never know what kind of day they're having. I'd call and say, 'You interested in selling?' I didn't care what their books were. My competitors would say, 'We'll pay you five or six times earnings.' But in a mom and pop business, you can't count earnings because they're all driving Mercedes, have boats, and everything's on the company. You can't tell what kind of money they're making because they're private. The college guys say you got to pay on earnings. I'd go in and say, 'How many cars you doing?' I knew how much money I'd make on them. I didn't care what they were making. So I'd give them a price that sometimes might be 10 times earnings. I call it the broom account, because if you go to their house, they had swimming pools and diamond rings. They were living really good. It's not all reported. That's just how life is. If you own a pizza parlor as a mom and dad, you might have sold 35 pizzas but only rung up 20. It is what it is. So I'd usually make a deal and pay them more. I'd say, 'Okay, I'll buy your company for this, lease your land for 10 years, pay you this much rent, with an option to buy it in 10 years for this kind of money. I'll give you all your accounts receivable, and you'll lease my land and buy it out. I'll give you a cost of living adjustment every two and a half years and this big chunk of money.' Usually we could make a deal within an hour and a half, two hours. I'd sit down with a yellow pad, write down six or seven items, shake hands, and send it to my lawyers in California. The next morning they'd fax me the contracts, and I'd go back through them. I'd say don't sign them because most of them didn't have attorneys and had lousy accountants. I'd say, 'Hire a good attorney firm; it might cost you 15 or 20 grand, and have your accountant do your numbers. If you get a bad attorney, we'll never get a deal done. With a high-priced attorney, he knows all the legalities and we'll do everything honest.' So we could handshake a deal within five days, have a contract done, then I'd do environmental checks for 30 days. By that time, my integration team was training people, putting in new computers, handling accounts receivable and payable. We'd collect their accounts over three or four months and give it to them because they already sold the vehicles. That helped swing the deal.