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The land investing game is evolving fast, and if you’re not keeping up with the latest trends, you’re leaving money on the table. 

In this episode, we break down the biggest shifts in the industry—like high-ticket double closing, creative financing, and why cold calling in-house might be the move for scaling your business.

We also dive into why so many investors are losing massive profits by relying too heavily on traditional funding instead of exploring smarter, more flexible financing options. 

If you're still giving away 50% of your deals just to get them funded, it’s time for a serious strategy shift.

Funding is the name of the game, and we’re sharing exactly how top investors are securing capital without sacrificing huge chunks of their profits. 

From leveraging hard money and private lenders to structuring deals like the pros, we outline the financing methods that can help you close more deals and scale faster.

Plus, we break down how house flippers are maximizing tight margins and what land investors can learn from their approach.

If you’re ready to stop leaving money on the table and take control of your funding strategy, this is an episode you can’t afford to miss!

Watch or listen to the full episode below! ⬇️

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Dan A.: All right, guys, welcome back to the Real Estate Investing Podcast. Today we’re talking about land investing trends that we’re seeing in 2025. I’m your host, Daniel, again, joined by my brother and business partner, Ron Apke. And we wanted to do this topic because there’s a lot of changing and moving parts and pieces right now, Ron.

I feel like a lot of people are trying a lot of different things. The industry’s becoming bigger, I think, which is driving it. And we’re adapting some of the traditional marketing methods from. Wholesaling house flipping, a lot of the traditional real estate methods that I think are starting to come in the land investing space.

Ron A.: Yeah, I think it’s an exciting time in general for the business. I think it’s going to, the top people are going to make a lot more money. There’s still a ton of room for people to enter the business, so I’m excited for that as well. But overall, I think it’s becoming maybe a little more skilled, Dan, where it’s not just like send mail, get deals over and over.

Well, some people do do that, obviously. I think it’s getting a little more skilled.

Dan A.: Yeah, exactly. And I kind of want to break this into two different categories to start. And there’s other things that are changing too, but one of the big changes we see is on the marketing side, on the acquisition side and ways people are marketing to get their acquisitions and to get their leads, I think is changing one of the fastest ways.

Ron A.: Yeah, for sure. I mean, people are, it, I think people are realizing that it’s a marketing game, like it really is as far as how you reach out to sellers, how you communicate with them the speed you need to communicate with them, everything like that. Like it is become, it’s a marketing game. I think it’s always been that, but now it’s like more amplified As far as like, to be successful, you need, I don’t wanna say you need multiple forms of marketing but it definitely helps.

Dan A.: Yeah, and it makes me think someone in the discord a few days ago responded and was They’re like male. I think they said something along like male is stale king I just got a deal from a piece of mail I sent eight months ago, and I was just thinking, I was like, that’s, it might have even been a year ago, and I was thinking, like, yeah, mail does compound, because those letters do sit around unlike, you know, cold calls and texts cold calls and texts don’t really sit around, a piece of mail, a lot of people will store to the side if they’re interested, and then you’ll get deals later on doesn’t happen a lot from a year and later, but if you’re mailing consistently every month, you’re going to have a lot of those come in the future, I think.

But in this episode, we’re not going to focus on traditional mail or just buying and flipping for the most part. We’re going to talk about the trends. This topic is about what trends and changes, the changes that we’re seeing here today in 2025. And I want to start by. Okay. And the marketing category and the acquisition side of things, like how are people marketing to get deals?

Cause I think that’s where the main shifts are. Like I said, and I think the main thing we want to talk about here first, and we’ll get into the weeds a little bit more is just the multiple facet approach. Just there’s not a lot of people just mailing. There’s not a lot of people just cold calling.

There’s not a lot of people just texting. It’s the combination of multiple. And it makes so much sense when you think of it, just from a business perspective, like Ron, imagine in our businesses, if I’m just for. Software and education and also land investing if we just did one source to get leads. If we only advertise on Facebook, if we only, you know, it’s multiple different marketing methods to get your funnel in.

And that’s the biggest thing. People are doing a little bit of everything and they’re working together and compounding together.

Ron A.: Yeah, I think it’s those are people that are the most successful. I think right now getting the most deals. And I think it’s the most scalable as well. The people who are, yeah, so you need multiple modes to get deals.

Sometimes people are doing multiple touch points. With different types of marketing and other people are doing separate campaigns to different people with different types of marketing. So there’s definitely strategies that go in on top of that, but yeah, the most successful people right now are doing multiple forms of marketing.

Dan A.: And one of the big ones we’ve seen so texting, we talked a lot about last year. If you’re, if you’re not texting and you have the time and you have the resources to text. That’s a very, very good answer to getting more leads for a very affordable price and it makes your dollar per lead just go skyrocket down essentially.

It costs a lot less to get a lead in, but there’s, there’s some trade offs there. Cold calling is the one that has had a lot of steam last six to 12 months and then It makes sense. Like we always say the power three and PPC was hot last year. And then we kind of realized it’s not so hot. People thought it was hot, but it wasn’t so hot.

And that was because just the quality of the leads getting down. So you want to, you want to always measure your results, not based off. It’s a number of leads, but number of qualified leads. And I think that’s what makes the difference. And you look at the power three, we have mail, we have texting, we have cold calling.

There’s also ringless voicemail, but I almost consider that in the same bucket as cold calling. It’s, it’s calling, right? You’re reaching them via mobile or a landline. So I think those work together, but cold calling has had a ton of steam in the last. Yeah,

Ron A.: for sure. I think, like you said, they’re all three of those are very big.

I think texting Dan, cause I’ve, I’ve been talking to some people who have been looking at getting a text and I think texting has gotten a bad rap like the last 12 months. And I, I think there’s a ton of opportunity and a lot of people, and the same thing with mail still, like you hear bad things about someone not getting a deal for whatever, 2000 mailers, 4, 000 minutes, whatever the number is.

The people who, yeah. I look at these people’s operations who are unsuccessful in texting and it’s like, that’s why you’re unsuccessful doing this. It’s not, it’s, it’s the execution. It’s not the strategy. And with all of these, Dan, if you’re texting, if you’re mailing, if you’re cold calling and you’re not getting deals, it is not the marketing.

It’s not the marketing channel that you’re using. It is the execution. And I think that’s the biggest thing. Like you can get deals with all of these Dan, but yeah, cold calling definitely has grown.

Dan A.: And it’s a, it’s a bad rep. Some of it also on the texting side is a bad rep, just because of the litigation and the changing laws regarding cold texting, especially, I think that’s part of the reason why it’s gotten a bad rep is people are a little nervous to get started in there because of those laws.

And there’s just a lot of uncertainty with what those laws are. They’re changing. So there’s tons and tons of uncertainty with texting and that holds people back as well. But it’s very, very effective when you do it properly. What’s really hot right now, Ron, we’ll go to the male side is. Not traditional mail that still works great and I wouldn’t go away from it.

But these other types of mail that people are sending out, changing your mail style up postcards with pictures on it, different colored envelopes, handwritten envelopes. That’s becoming really, really hot because when someone gets a piece of mail, you got to think of the open rate, right? And if you can up your open rate, From, and we don’t have data on mail because there’s no way to track if someone’s, unlike text, you can track open and deliverability and everything, but with mail, it’s very difficult because you don’t know who’s opening it and who’s not.

But you can, you can check by your qualified leads and it’s clear when you’re doing these different types of, of mail with that stand out to the end the receivers eyes, essentially, they’re going to open it. Now, all of a sudden, instead of a 50 percent open rate, you might have a 95 percent open rate if you put them in these orange envelopes with handwritten letters.

And I think that’s a huge trend of 2025. It’s a more recent one, especially with like Nick you. Cool. Getting all his deals and buying that in house printer and us putting them on the podcast. I think that helped speed it up a little bit, but these alternative mailing styles is really picking momentum up.

Ron A.: Yeah, I think like with us, you can’t these business, all these strategies that go to any business, like for example, if we’re sending email marketing for land investing online, yeah, we’re, we can track opens with email marketing with mail. You can’t do that. But you can track clicks with email marketing.

And I think like your callbacks is kind of those clicks no matter if they’re positive, negative, whatever. So you kind of have. You have callbacks that you’re going to get and then you have qualified callbacks, I think. And that’s kind of how you break it down. And you can certainly, yeah, you’re not going to know the number of people that opened your mail for sure, but you can definitely break it down and get some really good KPIs.

And a lot of people, Dan, I think their KPIs and their numbers are around like how many deals did they get opposed to actually breaking it down? So you have more data because you’re going to have more data of calls. You’re going to have more data of leads than just deals. So breaking it down and making sure you understand your data on these different marketing avenues is really, really important for making a decision on how you’re going to move forward.

Dan A.: Yeah. And always look qualified leads, right? Don’t just look at any response as a lead. Got to look qualified because if you’re just looking at response rate. And 85 percent of them like texting are bad responses. You got to take into account those 15 percent of people you actually have a shot with essentially.

That’s what you want to look at. Like people you have a good chance to close. Those are leads you got to be looking for. And then on the flip side, so like overall it’s just become, people are getting a lot more creative with their acquisitions. With these different types of mail, texting follow up, cold texting.

Code calling, but there’s a whole nother side as well. So the acquisitions, we’ve seen a lot of trends on that side that we just discussed, but then on the types of deals, what are people going after on? Are you seeing trends there?

Ron A.: Yeah. I mean, a lot of people coming to us like for coaching and stuff like that are trying to subdivide their first deal.

Even if it’s just simple and or even if it’s just a really small subdivide because there’s obviously more profit. I think there’s more potential deals out there in terms of like doing bigger volume deals. You can offer more on those. The marketing strategy can get very, very complex. I think with targeting subdivides how you’re doing that.

But I think what’s brought up all these different niches, Dan, to be honest And not just a pump our program, but it is because the land portal like it because of these data sites, these property record sites where you can filter with so many things that you never have ever we used. So when we used to target subdivides three years ago before the land portal before any software could do what the land portal can do We would literally go through on, on data tree and look at all of the checkboxes and uncheck the ones that didn’t have enough road frontage.

Now it’s a click of a button and you get a thousand feet of road frontage, whatever it is. I think that’s opened it up for so many of these niches, Dan.

Dan A.: Yeah. No other site can do it to the scale we’re doing and no other sites doing what we do and the LAN portal for targeting those road frontage. And why did we do that?

Because we’re like, that’s what we’d want in our business. We’re trying to target. High value properties with high potential earnings on the back end from improvements, which is a subdivide and we just worked backwards and built exactly what we wanted. And I think that’s a big driver of these. And you see these people bringing to our calls these big subdivide deals and like, yeah, I used the land portal road front of targeting and I didn’t want this to become an ad for it, but it is driving that trend for sure.

And you know, I can already predict what another trend in 2025 is going to be because of the software the land portal is going to be. We have The MLS data now and people are going to be targeting on market deals for subdivides using the road frontage, using all your filters combined how long it’s been on the market, how much road frontage it has wetlands.

And then you’re targeting. And I think the philosophy behind that is because if a property is already on the market, that’s the, that person is already ready to sell. You don’t need to go and find a seller, right? It’s already on the market. And with subdivides, we can buy it 80, 90, a hundred percent of market value, split it up seven times.

And make 400 percent returns. Just cause the economies of scale there. So I think that’s going to be another trend in 2025. That’s not here yet because there’s no software that’s going to does it, but I already know there’s so many opportunities for subdivide plays on the market deals.

Ron A.: Before we get back to the episode, hit the subscribe button below, turn on your notifications.

If you haven’t already, we bring this content to help you guys become better land investors to have an amazing 2025 and land investing. Other than that, let’s get back to the episode.

Dan A.: Another big one is. Double closing’s got a ton of momentum. I know 2024 was really hot with double closing. It’s becoming 50 percent of the transactions in the space, I feel like, Ron.

And that’s crazy. So you’re looking at the trends, like the amount of percent for double close going up and the amount of percent of traditional flip is going down and they’re kind of evening out right now. That’s another trend you got to look at, but specifically in the double closing space. No one goes after the top dogs.

No one’s going after the two, three hundred, four hundred thousand dollar properties for a high ticket double close. High ticket double closing people love and are targeting hard because there’s very little risk out and you look at the return Kind of like what Philip was saying on the podcast. He has a Wall Street background He’s looking at the money out in the time versus the return you’re getting and you have no very very little risk out And you’re double closing a high ticket product for high ticket profits.

The returns on high ticket, double closing, going after 200, 000 deal, selling it for 300, 000 and 30, 60, 90 days with no money out. Those properties are those targeting, those type acquisitions are becoming very, very hot. And I love that business model.

Ron A.: Yeah, I’m huge on both of that as far as yeah, I think high ticket double closing is just gonna grow.

You see these deals every week. I talked to people are making buying for 2 50 selling for 3 50. These are deals you can get a high, high volume of. If you’re doing it correctly, if you know how to have those conversations with sellers, build that trust, build that rapport, everything like that. Get that 120 days locked up and find that environment.

What I do like about what our students, people who follow us, are doing with high ticket double closings, like they’re doing it the right way. There’s so many people who put a bad word on double closing, on wholesaling, on all that type of stuff because they’re not doing it correctly. They’re not actually analyzing the true value of the land.

They’re just locking up contract after contract after contract without really understanding what the true value is and if there is a margin. The other thing I think a lot of people are I don’t want to say moving to or look, probably looking into or something we’re pushing is. creative financing and then just like financing in general.

Like it, it’s not 2019 where every deal you should be giving a fund or 50 percent of your profit, Dan, like that’s not what you should be doing. Like once you do two, three deals, you have to be thinking about getting more affordable money or at least having that option. Not saying every deal makes sense for it.

But financing is something that a lot of people are losing a lot of money on. And so I think overall having that in the back of your head, if you’re first getting started, if you’ve done five deals, 10 deals, and you’re giving away 50 percent of profit every deal, you need to do some work. The podcast I did with Gabe was probably one of the better ones in terms of financing.

He just said like he literally would find funders at his kid’s birthday parties and stuff like that. He just would talk to people give them opportunity and then it would work out a lot of times.

Dan A.: Yeah, and before we get in the money side, because I have a lot I want to add to that and there’s a lot of trends on the financing side of things, the money side, is there any other trends that we missed?

So we talked about acquisition trends. We talked about the actual niches and trends we’re seeing, what people are targeting. Anything else on that side? I was looking through Discord a little bit trying to see if I can think and I think we hit a lot of them. Anything else you, you think of?

Ron A.: I think those are the main ones.

Like you really trends that I think are going to stick. I think those are main ones, subdividing creative marketing, marketing channels. Double high ticket, double closing. I think those are the main things. And again, these are trends, guys, everything else like flip buying and flipping is going to still be a thing.

There’s so many deals out there. Buy for 20, sell for 40, buy for 15, sell for 30. But yeah, those are definitely the main ones, Dan, I think.

Dan A.: Yeah. When people talk about cold calling, they think of these services that cold call for you. Just like texting guys, just like mail. You can learn how to do this yourself with higher VAs, higher.

Commission only 1099 people on your team. You can figure out cold calling on yourself and I challenge you guys out there if you guys are considering it to look internally also because there are major, we did another episode on this, but there are some major advantages of in house versus outsourcing.

So you can look at that too. You don’t need to outsource everything. You, you can control your own results when you do it in house. Yes, it’s a little more legwork up front. But there are some major advantages to it as well that we talked about in another episode. So I challenge people in 2025 to go out and see if you can build an in house cold calling team.

You have a dedicated person, one or two people that are just calling on your behalf, bringing you hot leads, and you’re closing them. It’s not that difficult to set up. If you have set up texting or mail, it’s very similar operations. It takes a little more up front than mail but it’s very similar to texting, I think.

It’s not that much different from a operations standpoint than texting, so.

Ron A.: I want that to be like a decision that people come up with them when they’re deciding like, should I outsource or bring in a house because there are so many advantages to bring it in house like there are so many advantages and I know we did a podcast recently on kind of outsourcing for bringing a house and I really want to see someone build a three, four person team.

It’s nothing crazy, but it is, it will be so much more scalable and you have so much control over it.

Dan A.: And, and you’ll get better results if it’s you. A hundred percent. Yeah, yeah, yeah. A hundred percent. And, and if you guys listen to the recordings of the companies you’re outsourcing to, these guys aren’t like trained salesmen that are going and attacking these deals.

These are VAs that have a set of questions they’re asking. And you can take and learn what you want from there and bring it to yours. But like I said, it’s some legwork and it does take work, but there are advantages of it for sure. So I challenge some people to go, especially the guys who are looking to do this longterm business model.

They’re going at it full force. You’re doing it full time. They’re, they’re really like you, you need to bring that in house in my opinion. But you can weigh the pros and cons and make that decision. All right, so let’s go to the money. Like Ron said, it’s not 2019 where you’re just giving up investor 50, 50 profits and losing a deal after six months because it expires.

There are multiple ways you can get deals. And one of the trends we’re seeing is hard money. So by hard money, I just mean it can be through a bank. Yes. What we see more often than not is friends and family hard money. So. You go to some friends, family, neighbors, whatever, whoever like Gabe said, like Gabe in the interview has, you, you find some people in the, in, in the land investing space.

There’s some who want, you know, an annual return, annual safe return. And that return looks different for every investor. And you have to kind of cater it to what, what your pipeline is and, and pipeline of investors is, because if you only have one investor, Then you might have to give them more and bring it down over time once you build the trust.

But if you have a lot of people looking to fund it at a certain percentage, then you can kind of control the rates a little bit more. And a good place to start is anywhere from annualized returns. So you look at the banking industry and different investments, and, you know, you should be able to get 13 to 18 percent annualized returns.

You can give them an origination point up front so they make a half a percent or something. You can get really customizable with it and what they need. But, when we take people through our coaching program, one of the things we ask them on the first call, when we’re visioning out the year with them, is their percentage of confidence for funding.

And the question is, if you get three 100, 000 deals today, what’s your confidence you can get all, what’s your confidence level you can get all three, on a scale of one to ten? And a lot of people will be like, two, I might be able to get one of those funded, right? And that’s a problem when you’re scaling.

You got to prepare to get more deals because you can get 300, 000 deals very fast. You can get one 300, 000 deal today. And that, that can be a problem. So I think a lot of the trends we’re seeing are, is going away from that whole traditional funding. Traditional funding is great for risk. And it’s, it’s a win win situation on both sides for that, but as you get experience and you have outside funders, you can get a 15 percent annualized loan for 12 months and you can prorate it, you know, maybe month one to three, they get 8%, month three to six, they get 12, month six to nine, they get 14, month nine to 12, whatever it is, you can prorate it.

But a lot of people with money are going to be very happy with those returns and you can sell it and turn their money and take that money. You sell it fast, you take the same money, put it back in, and then what happens is you’re keeping your cash because one of the downfalls of this business. If you don’t do it right, it can be, you don’t realize any of your money because it’s just going into deals and then you make a hundred grand and it’s going into a deal.

And that’s a very, very easy route to go down and get stuck in. And then you won’t, and then you’ll get taxed for 750 grand at the end of the year and you won’t see any of your money. So have traditional funders. And you have to find, if you guys are doing this series, you have to find investors who want hard money.

Just, you can, they can put a mortgage on it. You can protect it. It’s their asset that’s covered. And you’re going to owe them 15 percent essentially annualized or whatever rate you come up with.

Ron A.: Yeah. I mean, I think you said it really well there, Dan. Like it needs to be a part of your business. I think that’s the biggest thing we’re kind of pushing this year and probably last year too, is like funding financing that needs to be like a pillar of your business.

Because you think about it. Like you send 5, 000 mailers, you get a deal, buy for 50, sell for 100, 000. You, you, you’re like, okay, I’m just gonna, whatever. I don’t have funding partners. I’m just going to use the traditional funder. You make 25, 000. Your your funding partner makes 25, 000. Versus you put some effort, you work into that.

You get a 15% hard money loan, like Dan said, and all of a sudden you’re only in with financing for 57 and a half thousand dollars, you all of a sudden turn that $25,000 profit into a $43,000 profit, Dan. So that is like the. Difference of it. That’s 18, 000 difference on one deal example, which is not unrealistic at all.

A 15 percent return for investors is really, really good. If it’s if it’s guaranteed, if it’s protected, everything like that. So I mean, just that’s one deal and what makes it even better is your ability to take a little tighter margin deals as well, Dan.

Dan A.: Yeah. And then when you get 300, deals, you have these good funders and you can take a 450, 000.

Sale price, essentially, Ron, and you have a 15 percent loan on 300. What’s that? That

Ron A.: is 45,

Dan A.: 000. So then you’re 345, 000 and you’re selling for 450, 000, you still have a six figure deal that would not work from traditional funding. But if you have a really good, solid asset, really good, solid piece of land in a good area that you know is going to sell, it’s under market value.

You have way more than 15 percent to work with. You can bring those margins tighter when you’re working with them. Good news is. They’re not looking at, they’re not looking at your end price. They’re making sure you have room for that 15 percent when they’re underwriting it. So that’s the good news. You can get much more funding that way.

Bad news is the risk is on you now since there’s a mortgage and a lien on that if you lose if you don’t Sell that property that that’s going to you’re gonna owe them that money no matter what or they can foreclose on that piece of land Which you know at the end of the day if they’re foreclosing on piece of land is not the worst case situation But they’re gonna want that money.

They don’t want to learn how to sell land. They want the return

Ron A.: We’re so blessed to be in like a an industry with such absurd margins. So like, I think funding and financing kind of, we forget about, or some people forget about and don’t think about it. Cause like, I’m going to, you’re going to make good money, whether you use traditional funding because this industry just, we’re.

ridiculous margins overall but you can make those margins with outsourcing the money 100 percent so much better by having this as a focus of your business. Anyone who’s done more than two deals, like you need to start thinking about this very, very From a high level perspective, doing some research on it, seeing how house flippers are funding their deals.

Like you want to learn from really good financing people. Look at house house flippers. These people are doing six month projects, risky ass projects with not a ton of margin. Like see how they’re formatting things and learn from them as far as that. Cause there’s so much you can learn opposed to just giving away 50 percent of your profit on a deal.

Dan A.: It’s just learning from mature industries who have been around a very long time you know, and it’s more competitive. So their margins are tighter and they still find ways to fund these deals. And when competition is driven like that, there’s a lot of different unique type of ways they look to fund, finance everything, contract.

Everything they do has to become it’s on tighter margins essentially, so it’s very competitive. It drives a lot better outcomes because of that, I think, and, and they need to look for ways to make it work.

Ron A.: A lot of good trends in this episode, Dan. Yeah, obviously we talked a lot about financing.

It’s way more than that. Subdividing double, it’s high ticket, double quotes and all that stuff. If you guys are watching on YouTube, hit the subscribe button below. If you’re listening on Spotify or Apple, share this with a friend, put it on your Instagram story. Other than that, thank you so much. We’ll see you guys next time.

Thanks

Dan A.: for joining guys. As always, thank you for joining. Please do us a huge favor and like and subscribe our YouTube channel and share this with a friend. It really means the world to Ron and I, but more importantly, it could help change the life of someone else. Thanks for joining and we’ll see you next episode.

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_mask_size_scale='false' _mask_size_scale_tablet='false' _mask_size_scale_mobile='false' _mask_position='false' _mask_position_tablet='false' _mask_position_mobile='false' _mask_position_x='false' _mask_position_x_tablet='false' _mask_position_x_mobile='false' _mask_position_y='false' _mask_position_y_tablet='false' _mask_position_y_mobile='false' _mask_repeat='false' _mask_repeat_tablet='false' _mask_repeat_mobile='false' hide_desktop='false' hide_tablet='false' hide_mobile='false' _attributes='false' custom_css='false']https://www.youtube.com/watch?v=CbVzk9BnhKo[/embedpress]