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How to Set Up an LLC for Land Flipping: A Beginner’s Guide

Starting a land flipping business is exciting, but if you're serious about making it your full-time career, you need to set it up the right way. 

One of the most crucial first steps is forming a Limited Liability Company (LLC) to protect your personal assets, optimize your taxes, and establish credibility in the real estate industry.

This guide walks you through the LLC formation process specifically for land investors, ensuring you're structured for long-term success.

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Why You Need an LLC for Land Investing

Most real estate investors, including us, structure their businesses as LLCs. Here’s why:

• Liability Protection: If something goes wrong (e.g., legal disputes, unpaid debts), an LLC helps shield your personal assets like your home, car, and savings.

   

• Tax Advantages: An LLC allows for pass-through taxation, meaning you avoid the double taxation that corporations face. You only pay taxes on your net profit.

   

• Professionalism: Having an LLC makes you look like a legitimate business, which helps when dealing with sellers, buyers, and lenders.

   

Disclaimer: The step-by-step guide below is for educational purposes only and does not replace legal or financial advice. Consult a professional to determine the best entity for your business.

Step 1: Choose Your State of Incorporation

Most land investors register their LLC in the state where they live or where they plan to do business. While some states (like Wyoming or Delaware) are known for being business-friendly, it's often best to keep things simple and register in your home state.

Factors to consider:

• State filing fees and annual maintenance costs

   

• Tax laws (some states have no business income tax)

   

• Where you plan to buy and sell land

   

If you plan to operate in multiple states, you might need to register as a foreign LLC in those states. Check with a legal expert for the best approach.

Step 2: File Your LLC Paperwork

To officially register your LLC, you’ll need to file Articles of Organization with your state's Secretary of State. This form includes:

• Your LLC’s name (must be unique and include “LLC” or “Limited Liability Company”)
  
  
• Business address
  
  
• Registered agent (a person or service that receives legal notices on behalf of your LLC)
  
  
• Purpose of the LLC (real estate investing)

Most states allow online filing, and the process typically costs $50-$500, depending on the state.

Pro Tip: Services like Tailor Brands, LegalZoom, and Rocket Lawyer can handle this for you, saving you time and ensuring everything is filed correctly.

Step 3: Get an EIN (Employer Identification Number)

An EIN is like a Social Security number for your business. It’s required to:

• Open a business bank account

   

• File taxes

   

• Hire employees (if needed)

You can get an EIN for free from the IRS website in about 10 minutes. Don’t pay a service to do this—it’s easy to handle yourself!

Step 4: Create an LLC Operating Agreement

An Operating Agreement outlines how your LLC will function. Even if your state doesn’t require it, title companies and lenders often do.

It should include:

• Ownership structure (single-member vs. multi-member)

   

• How profits and losses are distributed

   

• Rules for adding/removing members

   

• Decision-making processes

If you're a solo land investor, your agreement will be simple, but it’s still important to have one. You can draft one yourself or use a template from online legal services.

Step 5: Register for Business Taxes & Comply with State Regulations

Once your LLC is set up, make sure you’re meeting all tax and reporting obligations. This includes:

Registering for state taxes: Some states require a state tax ID or sales tax permit (only if you sell taxable services).

Filing an annual report: Many states require an annual fee or report to keep your LLC active.

Keeping proper records: Open a business bank account to keep personal and business finances separate.

Pro Tip: Using a business banking service like Relay Bank can make bookkeeping and cash flow management easier.

Step 6: File Your Beneficial Ownership Information (BOI) Report

As of 2024, all new U.S. business entities must file a BOI Report with the Financial Crimes Enforcement Network (FinCEN). This identifies the real owners of businesses to prevent fraud.

You can file your BOI report online for free. Missing this step could result in penalties, so don’t skip it!

Final Thoughts: Is an LLC Right for You?

While you don’t need an LLC to start flipping land, having one sets you up for long-term success by protecting your assets, improving tax efficiency, and making your business more professional.

Given how simple and inexpensive it is to set up, we highly recommend taking this step early on. Services like Tailor Brands, LegalZoom, and Rocket Lawyer make the process easy, but you can also DIY it through your state’s website.

? Ready to flip land full-time? Get your LLC squared away and start making deals with confidence!

Listen to the Latest Podcast

View Transcript here

Ron Apke: All right. Welcome in guys. I’m your host Ron Apke, and today we are gonna talk about the seven steps to doing your first subdivide. Subdividing is something that has grown so much in the last 12, 18 months in the land community. It’s a way. You can do three deals a year and make $500,000 a million dollars.

Like the deal size of these subdivides people are doing in our community and outside of our community are amazing. They’re humongous. And what we’re gonna be talking about a lot today is minor subdivides. This is where you’re not putting in roads, putting in utilities, prepping the lots, stuff like that.

This is gonna be where we’re talking about breaking up 50 acres into five, 10 acre parcels, 50 acres into 10, five acre parcels, stuff like that. So let’s get to it guys. And like I said, I’m gonna talk about the seven steps. This is gonna take you all the way through. So if you’re someone who’s done two land flips, like I want my next land deal to be a subdivide, this is going to take you through all of it.

So number one is market research. And market research is essentially choosing where you want to target. Like where do you want to do subdivides? And there’s a couple keys when you are looking into markets. Number one is you wanna make sure that they have lenient subdivide restrictions. So you do not want to go into a county where they say, if you have 10 acres, you wanna subdivide it.

You gotta go through county approval, you have to talk in front of the board. You have to do this, that, and then the other. You want areas that are lenient. Restrictions you want areas that say, okay, if as long as you subdivide, and a lot of times they’re gonna be like, as long as you subdivide it and you don’t go less than five acres, you’re fine.

That’s a very common one. Subdivide into as many parcels as you want. If you go over five acres, if you keep all your parcels over five acres, split it as many times you want. Just make sure they all have road frontage. That’s that’s what you wanna look for and that’s when all you need to do essentially.

Is get a survey and then you have seven parcels, 10 parcels, whatever you split it up into. So you wanna look for areas number one that are lenient with restrictions on subdividing. You don’t want to go to areas that are, make it difficult to go through the process. Just stay away from those areas for now.

The other key thing when you’re looking at a market are the prices. Like we are trying to make money subdividing land. So one of the keys when you’re subdividing land is you want the 5, 7, 8 acre parcels price per acre to be much more. Than the 50 acre price per acre. So if you are buying 50 acres for $2,000 an acre, you want five acres to be worth five, $6,000 an acre.

So when you split it up, you have a lot of equity, you have a lot of money that you can make. So, and, and on the opposite, if you’re looking at a market and 50 acres is going for $5,000 an acre, then you’re looking at 7, 8, 10 acre comps and they’re like $4,500, or I’m sorry, $5,500 an acre. You just do not have enough margin when you subdivide it.

So those areas don’t make sense. You want a wide gap in the price per acre from 50 acres. To like five acres, seven acres. You do not want those to be close. You want the five acre comp to be at least going for double price per acre as 50 acres, and those are gonna be the best markets. The, they could be very lenient on their restrictions, like the first uh, part that I talked about, but if their prices are too similar in higher acreages to lower acreages, it’s not gonna be a great place to target and do this business.

Number two is getting your data. So you gotta find out, so you picked a market. Number one is picking a market, market research. Number two is getting your data. We like using the land portal. Um, it’s a, it’s a data site that we created, and this is where you can basically filter out by road frontage. You want areas with a lot of road frontage, you want parcels with a lot of road frontage.

So when you’re going on the land portal, like I want a thousand acre or a thousand feet of road front minimum. Hit that in there in the minimum and then go from there and you’re gonna pull a list of 500, 700 parcels per county. Maybe you pull three, four lists at a time, three, four counties at a time, target them.

But you want a lot of road frontage. If you’re getting 20 acre parcels with 500 feet of road frontage, it makes it very, very difficult to subdivide the parcels ’cause you just don’t have enough road frontage for it. So look for parcels when you’re pooling data. When you’re pulling data to market to, so what we’re doing in this step is we are gonna have a list of property owners with subdivide potential properties.

Essentially, that is our goal at the end of step two. So go on the land portal, wrote, put your county in vacant lots, road frontage, a minimum a thousand, 20 plus acres. Pull the list. And now we’re gonna get to step three, which is marketing. I am not one who I, I don’t care how you reach out to sellers. You can cold call, you can text, you can send direct mail, but at this part, you need to be getting leads.

Okay? Again, PBCI don’t care. Google Ads, whatever it is. You need to be able to get leads at this step. Step number three is marketing, which is going to get you leads. Hopefully you have a list of a thousand or something and maybe it’s cold calling. You pick up the phone, you dial 50 dials per day, go to the next 50 dials per day.

You will get a deal for every thousand leads. No doubt if you’re cold calling, if you are sticking to it, you’re gonna get a six figure deal, pretty much for every thousand dials if you’re putting in the work. It takes a lot of time. You gotta know how to talk to the sellers on the phone, but it, it doesn’t matter.

Cold calling takes a lot of time. Texting’s gonna be a little less timely. And then, um, direct mail is gonna be the most time efficient. But direct mail is the most expensive price per lead, essentially. ’cause you are sending it. The direct mail is not a cheap thing, but at this step, step three, your, you’re texting.

You’re calling or you’re doing direct mail or you’re doing a combination, but your goal here is to get leads, so you can go to step four, which is negotiating. I. So step three, you are getting the leads. Step four, you’re talking to the sellers, you’re negotiating, maybe you’re getting some survey costs.

What you wanna do at step four is really find out, okay, now I have this actual real property in front of me. 30 acres, 700 feet of road French, a thousand feet of road furnish, whatever it is. What you want to do here is find out what you can think you can get from the property after you subdivided. So you’re looking like, okay, I can break this down into six, five acre parcels.

I’m offering, I, I think I can get about, for every parcel, I think I can get about $50,000. Okay, so you’re gonna get $300,000, then you’re gonna make an offer based on that. One key is when you’re negotiating is do not ever pay over a hundred percent of what the parcel is worth. So if 30 acres is selling for $120,000, even if you can sell it for $350,000 on the backend after subdividing, I.

Do not pay over that $120,000. As far as market price, like you should not be paying over market price for the land that you are buying in. ’cause you are buying 30 acres. You’re not buying six five acre parcels, you are buying 30 acres. You should be paying no more than a hundred percent of market value for the actual quantity of land you’re buying if it’s one parcel, essentially.

So make sure when you’re negotiating, you’re talking about that you can send them comps, everything like that. Like if, if you’re able to pay a hundred percent of market value, like there’s a ton of value, you can, you can get deals so much. The key there is, uh, choosing markets where that works, honestly, like if you have markets where you can pay a hundred percent of market value on subdivides, you can make so much money.

For me personally, I don’t like really paying over 80 to 85% of market value, even when I’m subdividing and I’m gonna sell it for three x. Because I’m putting a lot of work into those deals. I’m getting a survey out there, I’m paying for a survey, I’m paying for closing costs. There’s a lot of things that come back on us on the backend, and you should just from a negotiating, uh, standpoint, like you should be able to get these properties.

You’re not paying, they’re not paying for a realtor, anything like that, you should be able to get these properties well under market value, 80% is kind of our target as far as our high end of what we’re gonna pay. Ever wondered how land investing can be the fastest path to financial freedom? I break it all down in my new book, one lot at a time.

I’ll show you exactly how to find, buy and flip land for huge profits without dealing with houses, tenants, or any crazy renovations. It’s simple. This is the book that I wish I had when I first started. If you’re ready to take control of your financial future, grab a copy now One lot at a time by Daniel Ake, find it at your local bookstore or on amazon.com.

So step one, market research, and there’s two steps to that. Um, the pricing area of market research and then the restriction part of market research. Step two is getting your data going in the land portal, pooling a list. Step three is marketing to sellers. Step four is negotiating the. Getting under contract.

Step five is actually closing on the purchase side. So by this time you should already have a surveyor lined up. You do not typically want to get surveys before you own the property. Um, I, I always wait. I always make sure that the surveyor kind of is lined up to survey off. The property once they, um, right once I buy it, so within a week of I buy, of me buying it, I have a surveyor lined up to complete the survey, and then that goes really, really fast.

So essentially here you’re just closing, like you’re going through a title company. You might be dealing with funding if you want funders coming into this deal. But at this step, the closing step, step five, you’re essentially just. Getting, you’re gonna be taking the deed or funding partner, whatever that looks like.

And then you’re obviously getting the seller the money at this point. And the deals can look different at this point. Like some people might have two funders in, some people might be funding it themself. A hundred percent. It definitely can look different for sure. Um, but you’re gonna have control of the property essentially after step five.

Step six is actually subdividing, subdividing marketing, and subdividing essentially is what you’re doing here. So what you are doing is when you should already have drone pictures, everything like that. You should probably do that when you’re doing due diligence, negotiating on the front end, that step, negotiating slash due diligence on the front end.

You should have drone pictures already. You should already know how you’re subdividing out. So now you’re just getting that surveyor out there and you’re marketing the properties. So you’re gonna subdivide and market the properties, and you do not need the survey to be done before you market. Like if you already know how you’re going to subdivide the properties off.

You can pre-market them, essentially like, okay, you’re gonna have seven acres. The survey doesn’t have to necessarily be out there and done already. Um, but you need to be marketing as soon as you buy the property. You need to be marketing your properties. And then really from there, guys, so let’s say we broke up that 30 acre parcel into six five acre properties.

You get that subdivided. You might, you might sell multiple of them at one time. Like you might have a buyer that wants two of the parcels, that’s fine. Sell them both of the lots. But now it’s just selling. You wanna try to sell the, uh, first few properties relatively fast. You do not wanna be sitting on the market.

You gotta remember when you are doing these deals, it it, they sometimes can take a year to sell all them. They can take 18 months to sell all of them five parcels, six parcels. ’cause you’re trying to, a lot of times trying to sell very similar land. So it, depending on the speed of your county, depending on how many buyers are in the area, it can take 12, 18 months.

Getting those first few. What I always try to aim for when I’m doing subdivides. I wanna be able to get my money back or get my funders money back as fast as possible. So if my money into the deal was a hundred thousand dollars, I really wanna get that a hundred thousand dollars back as fast as possible, and then I can take a little bit more time on the remaining parcels, which are really just a hundred percent profit after that.

So trying to get money back, trying to flip them fast is so important. Every day is money in this business. So if you are taking, like, if you do not market the property for seven days after you buy it, like you just wasted seven days, get marketing as fast as pro possible. Get it on the market. Talk to a realtor if you need to.

Um, I. And then take the properties through title. Once you have buyers, line them up, get them through and sell the properties. Really, guys, I I, I know this is seven steps. There’s a lot of detail within each step for sure that I could talk about for much, much longer. But it’s something like, if you’ve done 2, 3, 5 land deals, you can start looking for these subdivides.

Like you can definitely do these subdivides make six figures on deals. These deals are out there, like they are out there. Um, with tools like the LAMB portal, there’s so much value. And the ability to target these properties and the ability to look, um, for a certain amount of road frontage, certain amount of slope, all these different things.

There’s so much value in that. If you guys have any questions, put ’em in the comments below on the YouTube channel. Subscribe to the channel. Other than that, thank you so much. We’ll see you guys next time.

Watch the Full Episode Here

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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=US7vR2wO5RU[/embedpress]