Your First 10 Land Flipping Deals: Blueprint for a $120K First Year
Your First 10 Land Flipping Deals: Blueprint for a $120K First Year
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July 1, 2024In this episode, Ron Apke and Anthony Weiler break down the key steps to closing your first 10 land deals within a year. They discuss why land flipping stands out from traditional real estate strategies like house flipping and wholesaling, emphasizing how those differences can lead to high profit margins.
They also explore "the itch" that many investors experience after closing their first deal—the momentum that drives them to keep scaling their business.
Listeners will hear real-world examples, including a story of an investor sending an Uber to ensure a seller made it to closing, showcasing the resourcefulness required to succeed.
This episode is packed with actionable insights for anyone looking to land their first deal or achieve consistent success with 10 deals a year in the land investing space. Watch the full episode below! ⬇️
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Watch the Full Episode Here
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Ron: Out of the thousands of properties we’ve bought and sold, this is the one we kept for a reason. Like we didn’t think a valley was like putting a pond in a valley made no sense to us. We would never have thought a potential pond site and a very natural pond site. Just thought we’d dig and then like put it on a flat area.
I guess there’s more to that than we thought.
Dan: Worst case scenario, it’s going to look like a asteroid hit our land and there’s a giant gap in it. That’s a pretty bad worst case scenario. I want to be able to pull my laptop out, work, record, podcast, Go swim in the pond hunt. I want to be able to do everything I do in normal life.
There’s the goal. Cause then I can go there for a week at a time and not care. Hey everyone. Welcome back to the real estate investing podcast. Today’s topic. We’re talking about building a pond on our 40 acre land in Kentucky, and we’re going to walk you through the process of building a pond on our property.
As always guys, I’m your host, Dan Apke, joined again by my brother and business partner, Rob. And as a lot of you guys have known, we bought a 40 acre property several years ago in Northern Kentucky and we’re just holding it for longterm. We’re doing some recreational stuff with it. And it’s really for a lot of it’s for enjoyment, longterm investments.
You know, I was there skeet shooting this weekend, a lot of things like that hunting. Um, it’s just really fun. Cause you know, land is our business and enjoying it is a You know, also a second piece to that, you know, we’re doing all these flips and doing all these investment properties, but building a pond is something we’re tackling.
And we’re going to talk through that process, but welcome back Ron.
Ron: Yeah. Happy to be here. And yeah, I think this will be a good episode for people to kind of hear. Wow. I mean, necessarily this isn’t like a investment necessarily. Like we will get some equity with this that we’re doing, but it’s not like we’re trying to flip this property or anything like that.
Dan: It’s a major improvement. Yeah.
Ron: Yeah. Just a major. It’s our. Biggest improvement we’ve done on land as far as the amount of money it’s going to cost. It is our biggest improvement we’ve done. It’s the, uh, I think most like, I don’t want to say stressful, but it’s just the most like, it’s just the biggest improvement we’ve done.
Dan: Yeah, by far. Not even close. And, and it’s, we’re talking one to two acre pond here. I think it’s going to be around 1. 5 acres. Uh, and the reason we did this was. To like Ron said, get some long term equity, but for enjoyment as well. And also learn throughout the process. And we’re taking what we learn while doing these developments and doing these improvements on land.
And we’re bringing them back to you and talking about the process and talking, you know, that’s why we’re here right now. And we can take what we learned from that, uh, and, and, uh, our teachings and everything else we do.
Ron: Yeah, for sure. I think it’s just being on the land with. Experts in land clearing, like building a pond is like you are digging deep.
You’re digging 10, 15 feet deep into the ground. So like you are talking to experts in this stuff. People who understand land as far as what it is way better than us. What you need for these different things. Uh, the type of soil you need, all these different things. So I think it’s education wise for us.
Like it is a huge, we’re learning so, so much. I’m excited for that.
Dan: Yeah. And a hundred percent we’re going like our, our pond we’re doing is, is big. Right? Like that’s going to be a decent size pond, but there’s also smaller ponds. You can do for a fraction of the cost, 10, 000, 15, 20, 000. And that way you can do them relatively quick and probably get some equity.
So if you guys are looking for ways, you know, you’re subdividing, you’re doing different things. You’re looking for improvement values. A pond does take a little bit of time and experience and things like that. Um, but the biggest thing is it takes long to fill. And that’s why this is more of a long term project.
It’s going to take 12 months to fill this pond in general, but this is. Something. Are we going to get that equity back? Yes. Are we doing it because of that? Not really. Is it going to sell better than other properties to though? Yes. So it is. It’s a combination of all these different things. Plus it’s just going to be so fun to go.
Our plan is to do the pond first and then we have a cleared spot at the top. We’re going to put like a little cabin and maybe a couple of cabins eventually, things like that and, and build it out. But the pond is the first step to that. And that’s why we’re here on.
Ron: Yeah, exactly. It’s going to be, uh, I think it’s cool.
It’s going to take so long. It’s a long process. Like it’s something that we’re an hour away too from the property. So it’s not like we can just like walk out our back door and just be at this property. Um, as far as like, we, it takes time to go meet these people scheduling all these different aspects that are going into this project.
Um, and we haven’t even broken ground yet, which is this part, Dan, and you can talk about it more in detail, this part of it. Choosing the right person to do it. Choosing, uh, choosing where, like we could even start just talking about choosing where to put a pond and the question we’ve had this entire time and still haven’t 100 percent decided, um, I think we’re 95 percent there is do we put in a, in a valley, which is a more natural runoff for a pond to be, or do we put it on a flatter area where it’s going to take time to fill, but, um,
Dan: That’s where the expertise comes in.
It’s like you see the different. You’re looking at map and contour lines and the natural features and then you’re walking it and you’re looking at it from there with experts and we’re looking at a map, we’re going and walking at it, we’re digging for soil, seeing what the clay is and we’re actually looking at it and then going there and executing and seeing that is so much knowledge.
Ron: It’s cool. It’s cool to see, like, we’ve seen, I mean, we’ve, before doing this project, I’ve probably been to land like five times in the two and a half, two years we’ve owned it or whatever. And then we’re going so much now to make, it’s a big decision because it’s a costly project and making the wrong decision can cost you a lot.
And then like my, our biggest thing is like, how are we going to use the pond? Uh, it’s for recreation, it’s for enjoyment, it’s for sweat, all these different things. Yeah. And that’s why we’re leaning towards doing the pond on the flat area, opposed to a valley where it’s just, I don’t know, I, it’s just, you feel like you got to go down a hill to get to the pond.
It’d be a good slip and slide though. Yeah. A hundred percent. It’s about slip and slide.
Dan: Yeah. And like, um, let’s talk about that. So the first step, I guess, let’s just go through the steps of how we, so we identified, we wanted a pond on the property. That was number one. We’re like, okay. And then from there, Ron and I had no idea where to place it.
We’re like, we’re thinking maybe on this hill right here at the, this little flat area, but that’s all we really knew. We didn’t know a valley was going to be in the play. So first step, we called a bunch of people. We got people to show there and we’re getting, you know, opinions, professional opinions. That was the first step.
And then quotes essentially. And what you learn from the opinions first, you start with knowing nothing. So you’re just listening and absorbing everything. And then you kind of build a base of knowledge on what they’re looking at. And then you kind of critique what they’re looking at in their opinions and Weigh it against other people’s opinions and kind of go from there.
But the first step was getting people out there because we had no idea what this was going to be. We didn’t know how deep it was going to be. We didn’t know the size it was going to be. We didn’t know where it was going to be or anything like that.
Ron: Yeah. And you’ve been more hands on with the project, but yeah, just kind of the knowledge just from talking to them is crazy.
Because I remember when we first met. Like we didn’t think of Valley was like putting a pond in Valley made no sense to us. We would never have thought that would be where the pond would be a potential pond site and a very natural pond site. Um, we just thought we’d dig and then like put it on a flat area or flat area.
Um, there’s more to that than we thought. A hundred percent. And the, the Valley might take six months, eight months to fill where this. Flat spot could take two years. I feel like I hope not. Um, but it could take 18 months, two years to completely fill where we have a 15 foot flatter spot. It’s not a hundred percent flat guys.
It’s rolling for sure. But a Valley is a 20 foot drop over like more than that over like 20. I’m saying like how steep it is. It is an extreme stream. It’s like 15 percent and so much water will funnel into there relatively fast, I think so. We’ll see like we right now we’re just so much at the infant stages.
We haven’t broken ground yet, but our knowledge has just grown so much and that’s what I think is really cool.
Dan: Yeah, and we’re learning and um, it’s, it’s insane going back and forth and just how much we’ve learned in such a short amount of time and then couldn’t even imagine what we’re going to learn about the cabin, you know, prepping the site and getting the foundation And the plumbing and electric and septic and all of that to being there on site and digging wells, like all of that.
And we’ve learned a lot about our land. We discovered there’s two ponds on the land we didn’t even know about, you know, it’s 40 acres, not that big. We didn’t know there’s two little ponds that we just never seen that area, I guess, cause it’s a little overgrown. And the pond is very algae driven, but that was another option that we had instead of a valley is we can clear that whole area with a forestry marker, mulch or knock it all down and really expand this pond out or just keep it the same.
And, you know, maybe expand a little bit, but really clean it up. And that would be a nice second, uh, second location, potentially, if we had a future cabin or a little hut or picnic table, something over there and all that stuff. Um, so that was the first step is coming up with the location. So the pros of being in a valley.
the slope is working in your favor. So you have all the runoff from all the different sides coming, collecting in one area, and then you build a dam. So essentially it’s a valley. And then you build a dam on one side up, you know, 20 feet. And then that’s essentially holding all the water and coming from all the different sides of the hills.
And it fills quicker. It’s going to hold more water. The cons with the it’s, it’s a forest and you need to clear all the trees. The number one issue with. Ponds leaking or roots in tree stumps and all of that. So you need to grind all the stumps down, fill it with, get clay from somewhere else. Cause you’re not going to dig down in a valley, you know, you’re already down.
You can’t dig that much more down. So you got to go get clay from other places. Um, so there’s some cons with that, but it does get natural runoff faster. That’s the pro, but we need to clear the, we need to clear all the trees out. We need to clear everything out, really clean it up and then dig. And that’s a lot of extra work.
The cons on top is it’s less runoff. Um, so it’s not necessarily on top, top of a mountain. It’s you go down 50, 60 feet in elevation, probably, and 150 yards or so. And then the pond is going to be there. So it’s still getting runoff, um, and it still should fill. And that’s the con is it’s less runoff essentially.
Uh, but. We’re going to be able to get clay from there because we’re digging down now and there’s a ton of clay in the soil and we are going to line it all with clay. That’s one thing we learned like these, you can artificially or synthetically line it with a liner or you can use clay. Uh, clay is what you want to use because it’s just, it’s already in the earth.
It’s not additional costs, right? It’s already there. Um, and you’re digging and hopefully there’s going to be a lot there. So that’s the pro with the pros and cons with on top as well. But the biggest pro also, it looks better in my opinion. It’s next to the cabin. Uh, And it’s just like the, I mean, you’re going to have a driveway go right up to our cabin and the pond is going to be 40 feet in front of that.
Like it’s, and then the views over the rolling hills, that’s the biggest thing.
Ron: Yeah. I think at the end of the day, the, uh, being on the flatter spot, not in the valley is more of an improvement and it’s pretty much the same cost. That’s how I kind of look at it. And it’s just more enjoyable. Like one, I think an end buyer, like for whatever reason we sell in 10 years, five years, whatever, five years.
Upgrade 1000 to something. Yeah, who knows? You upgrade to a bigger property or something like that. Um, and you sell it. Like, I believe I know for a fact that is going to be more intriguing if it’s done correctly. I think the risk might be higher like this pond just doesn’t fill, which I don’t think it’s just not going to fill at all.
But like, I think the risk could be higher. Potentially be a little higher, but you don’t have to build that dam, which is nice. Like when you’re on a flatter area, you just have to line it and make sure it doesn’t leak too much or it doesn’t leak essentially lining it with the clay. You can use the clay from the hole that you just dug.
They still build a dam. Yeah. It’s not as big. We’re not have to, we don’t have to build a 20 foot wall.
Dan: Well, yeah. When you do it in, in, on the flat area, you just dig, you dig five feet down and then you can put that dirt on five feet up. You know what I mean? The dirt needs to go somewhere. So it’s like they balance it out.
So you don’t need to dig 20 feet down because you build the kind of area around it up also, if that makes sense.
Ron: Yeah. I’m learning also. So that makes sense. And the worry is just not felt. That’s the biggest risk. I guess
Dan: Everyone . I mean, Ben, our videographer sitting here said, it’s going to fail. And that means it’s going to, uh, no, but I called him and I was like, listen, Cause we’ve been posting our journey on Instagram.
And if you guys are interested in following this, my Instagram at Daniel Apke, we’re posting this, all the updates, um, and all the short form videos on what’s going on. But that being said, I listened to the comments and we have thousands of comments saying, do it in the valley. So that was my worry, but we also have thousands saying, do it on top.
Um, but it’s like, so I called Ryle yesterday, the contractor, and I was like, listen, Everyone’s saying to do it in the valley. You think this thing’s really going to fill on top. And he was confident. He’s like, there’s a lot of clay there. It’s clay. You’re it’s gonna, it’s gonna fill up. It might take a little time, but he’s like, I’ve never had a pond not fill up.
So
Ron: worst case scenario, you bring some water.
Dan: Worst case scenario. That’s expensive. Yeah. How many millions of gallons did you say? A lot. I don’t know. I did the math. Worst case scenario. It’s going to look like a asteroid hit our land and there’s a giant gap in it. That’s pretty bad. Worst case scenario.
That’s not good. That’s a big gap, but it would be good dirt bike and stuff. So yeah, we determined the location. So tomorrow, and this was a whole process up to this is evaluate, you know, the existing ponds, the valley, the on top. And we want it on top because the aesthetics and, you know, just having your kids and everyone out there and a cabin and.
Some people camping out and all that with the pond there. It’s just going to be really nice with stocked fish. Uh, so we determined on, we’re 95 percent sure on top. So tomorrow what we’re doing, we’re going out and staking it out and determining the actual location with stakes across it and measuring it out and doing that whole thing.
And then early September, we’re going to break ground essentially.
Ron: Yeah, I’m, I’m excited to see like these, it’s been, uh, it’s been, I don’t want to say stressful, but it’s been a lot as far as to get to this point to get to breaking ground on anything. Like you got to make a lot of right decisions and we still don’t know if we’re making the right decisions on everything, but we feel good.
We’re educated on our decisions. We are so much more educated on the decisions that we’re making. So yeah, I think getting the stakes and then like you actually see it coming to life and then just slowly kind of filling up over the next, I’m, I’m guessing it’s going to take 12, 18 months to fail. Um, unless it snows, I think snow would be amazing.
Dan: We’ll probably have four cabins on there by the time it’s filled. We’ll just slowly fill it up. And, uh, I keep adding drones played. I said one cabin and I was like, we got to get your family another cabin to over there.
Ron: Yeah, we’re going to, it’s going to be, it’s, it’s cool though. It’s only an hour away.
Like it’s getting away, it’s quiet. Um, it’s nature, it’s all these different things, I think, that are gonna just make it enjoyable, I think, where you can get away from, like, the grind of a city, or whatever you want to say, your day to day, it’s just different, it feels different.
Dan: It’s, it’s a nice piece of land, too, like, it’s really, really nice, um, cause you’re not that far from civilization, you do have neighbors, but it’s not like you’re in the middle of a road and have, like, we are at the end of a cul de sac, just about.
It’s not a quarter cycle, but let’s just say like, there’s no traffic going to ours. Cause we’re like the last property and it’s very secluded. Um, and it’s like, you’re also still fairly close to certain things in Northern Kentucky. So I always like when I bring my friend, he has, he owns 32 acres in Kentucky also.
And he always tells me how lucky I am for our property. Cause he just sees it driving up and besides the one neighbors with all the trash out and stuff, once you get there, you’re like, uh, but you don’t see that from our property. It’s just the eyes were getting there.
Ron: Yeah.
Dan: Um, but he always. Talks about how nice it is and always opens me up to it.
And I was like, that’s why we bought that one though. Out of the thousands of properties we’ve bought and sold. This is the one we kept for a reason.
Ron: Yeah. I mean, it wasn’t just like, uh, I mean, part of it’s the location for sure. The reason we got it, we got it for such a good deal. We bought it for a hundred grand or something.
Uh, whatever, two, three years ago, and we’ve obviously built equity or anything like that. It’s not really, it’s never really been a money thing with the property. We wanted to, we’re always going to try to get a good deal when we buy a piece of land, um, because that’s what we do. But, uh, yeah, it’s just long term I’m excited for what we can take it from just a raw piece of land with brush and thorns and all that other crap everywhere to having like some pasture grass with a pond in it with a, uh, cabin at the top.
It’s going to be insane to see. The initial first round, like it’s just, it’s, and I think we’re being effective with the money we’re spending to a puns, not cheap. Um, I don’t know if you want to talk about it.
Dan: Yeah, we can talk about price because I think that’s a good segue. This is about educating people on improvements and.
We can talk about the price of everything.
Ron: And it’s going to be location dependent. I think it’s going to be land dependent. Obviously the one thing that caught my mind or, um, that kind of, uh, I was thinking when he was saying like that size doesn’t matter that much. Like it matters a little bit, five, 10, 15, 000.
But the actual building and digging and getting the clay, like whether it’s a half acre, a half acre might’ve been 30, 000, something like that, where an acre and a half is 50, 000 or something. I don’t know if we could even get down to 30, 000. It might’ve been 35 for a half acre pond. Um, but we’ll be around 50 grand for a, uh, one and a half acre.
Dan: Yeah. And keep in mind, it’s very location dependent. There’s no rock. We don’t, they don’t think there’s rocks in our soil, so they don’t need to move. Rocks are a big issue when you’re packing down clay and things like that. And there’s clay. I was watching a YouTube video where they had to bring in limestone to line it.
And that was a really expensive thing. They had, they had a barge out on it, uh, pushing it, uh, put the limestone in and, you know, I’m sure that’s not cheap. So, Our resources are good there with what we’re working with different location by location, but yeah, we’re about 50, 000 in for the one and a half acre pond.
Um, that being said, like, was that above our expectations or not? I think it was right on. I mean, I thought a little bit cheaper maybe, but at the same time, the value we’re going to get from that’s going to surpass the equity and the fun and experiences we’re going to have from that definitely is worth it.
But the next steps are, okay, we get the pond. And then, and then what we want cabin, right? We want a cabin. So in the future, we’re going to have these on, you know, putting a cat, we’re going to do. And I’m curious to see what you guys like in the comments. Seriously. I literally look at every link or anything you guys send me, cause it’s really interesting.
And a lot of you guys know better than we do, or just have ideas, but we’re thinking of doing a modular cabin. Cause we’re in Kentucky. There’s a lot of Amish and they build the modular cabins and then they assemble them. Essentially it’s like little pieces and they just assemble them on onsite. So it’s stick built.
It’s not like a, Mobile home where it’s, um, not stick built. It’s, it’s stick built and it’s an actual framing system and everything. And they’re using trusses and all of that. Uh, but a modular home from Amish because we’re down there. So we’re going to want that cabin on there from one of those Amish companies.
Um, and then there’s a lot of different ideas and that we have that might change too. We haven’t even started that process really. To get the cabin, what else do we need? The driveway needs to be cut in. So we’re going to need to cut a 300 foot, 200 foot driveway to get to the cabin in front of the lake, put gravel, whatever they do, pack the gravel down on it, right?
And then you’re going to need a cleared out area for the cabin. And then you’re going to need. Uh, foundation for the modular home built to specs of whatever the modular home is, the shape and everything of that. Uh, and then the modular home is going to need to get delivered and assembled. But before that, you’re going to need electric and, uh, electric and, and, uh, Sewage.
If you could go that route and you’re going to do a, you can do an outhouse or something too, but they come with bathrooms, a lot of them. So getting the sewage set up, you’re going to need electric set up. You’re going to need the building site, all that stuff ready to go essentially.
Ron: Yeah. That I think the prep, I mean, that that’s obviously where a ton more money’s going to come involved, but then you have a legitimate and,
Dan: These structures are good price though. Like you get 700 square foot price or property for 60 including delivery. That prep is expensive. The prep is expensive, but the driveway is 15 grand.
Ron: Yeah.
Dan: Let’s say the driveway is 10 to 15 clearing it’s two and, and, and digging it out flat, putting the foundations, another 10, 15. I don’t know. I have no, that’s what I have no idea about.
It’s pouring the actual foundation, how much that is. The other stuff I have a little bit of an idea. Yeah. And that stuff. I don’t know. It’s electric. If it’s over a thousand feet, that’s going to be money.
Ron: Yeah. It’s going to be septic system. It’s going to be expensive for sure. And like, you don’t have to, you don’t tell me it’s going to be, it’s going to be add up for sure.
But then you have a, you have a residence, like you have a residence. I think you go all in in terms of like, cause then you have the highest, I would sell for hundreds of like 500 grand for sure. Then you have the, without a doubt, you have a pond. It’s a 250, 000 property as is you add a You add a residence, whether it’s one, two bedroom, like a legitimate, like you can come live here.
If you want to live here, get off the grid a little bit. Um, like you can do solar, would solar not hold up there? You don’t think you can do some, you do some,
Dan: I would be be connected also, but everyone says solar. I have solar down in Florida. It works really well. But you want reliable electricity too.
Ron: And I think as just society moves, it just spreads away from cities. And that’s what, like you’re closer. We’re in between Lexington and Cincinnati essentially, um, at that property.
Dan: Solar is expensive too though. To install it.
Ron: Yeah. 100%. Probably just do electric.
Dan: Yeah. And just wire it in. Yeah. If you want to go off the grid though, electric’s on the grid.
Yeah. You know, so like if you are looking to go off the grid, which I don’t care for this property to or not. Then you do solar because then literally you’re not connected to anything. And then you have Starlink wifi and you’re good to go and you can work and do everything you need.
Ron: Yeah. I haven’t thought that much about that. It will probaby be a year before.
Dan: I want to be able to pull my laptop out. work, record podcast, uh, go swim in the pond, hunt, do everything. I want to be able to do everything I do in normal life. There’s the goal. Cause then I can go there for a week at a time and not care. You just know I’m an hour or go there for a weekend and not even think twice because I don’t need to pack all my camping gear and sit outside.
There’s a whole structure there. And I’m on 40 acres and you open the door and you can’t hear anything besides a couple of gunshots, 10 miles away. Like it’s out there. It’s fun.
Ron: I think that’s, yeah, 12, to 24 months.
Dan: Not that long.
Ron: Huh?
Dan: Not that long.
Ron: Building a building a building a structure is going to take a while.
We’re getting it shipped.
Dan: Yeah. It’ll be six months. We’ll have it.
Ron: We’ll see if we want it. Yeah, we’ll, we’ll, we’ll keep you guys updated on the journey. You have anything else to add though, Dan?
Dan: No. I hope you guys learned from this experience. And like, if you guys are looking one, if you guys are land investors or not, like this is a way we’re going to have the equity.
We’re going to make money on this. Is it our number one goal right now? No, this is for experiences, but we will also. So if you want to make it your number one goal, you can do these kinds of improvements. You can have it on the side, you can rent it out for Airbnb. You can, uh, go there part time, you can resell it and flip it.
Like you can do these improvements with. A financial reason to if you want to that’s just not ours But this whole process is the process whether you do it for that Or not It’s all about getting the right price and having the right strategy for your specific land needs
Ron: 100%. If you guys are watching on youtube hit the subscribe button below Like this leave us a comment like dan said like the comments we really read We’re really interested to see what you guys have to say about this process What we should do next if we’re doing something wrong, let us know If you’re listening on apple or spotify Leave us a review on there.
Uh, leave us a comment. If you can do that, like the episode. Other than that, thank you so much. We’ll see you next time. Thanks for joining guys.
Dan: 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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