Acquisition Process: Your Complete Land Investing Guide

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Imagine turning a piece of overlooked, vacant land into a lucrative asset.

The journey from scouting a promising piece of land to closing the property is exciting & can lead to huge financial growth, but it's important to approach it with the right strategy.

Today, you'll learn how to navigate the dynamic acquisition landscape with confidence.

Whether you're a seasoned investor or a novice, knowing how to research market trends & conduct diligent research will help you master the art of acquiring a top notch land flipping deal!

Understanding the Market

Having a deep understanding of the market you choose is vital.
This includes studying historical price trends, economic indicators, and future development plans in the area.

Knowing the zoning laws and potential uses of the land can significantly impact its value as well.

Some land may be zoned for residential, commercial, or agricultural use, each with different implications for real estate investment.

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Finding the Right Property

When it comes to finding land to buy, we recommend utilizing various sources to find land deals, including online real estate platforms, local real estate agents, auctions, and networking with other investors.

Each source can provide unique opportunities.

When it comes to evaluating properties, one must consider factors like proximity distance to metropolitan areas, road access, and the quality of surrounding infrastructure.

Physical aspects of the land are just as important and can influence the price.
Evaluating the topography, checking for heavily sloped areas or areas with poor soil. Environmental factors like flood zones or wetlands are often unbuildable or are protected land and must be researched before you move forward in the land flipping process.

Conducting Due Diligence

After you've found a good quality piece of land in a good location, it's time to do a bit of title & legal research.

Verify the title of the land to ensure there are no disputes or claims. This includes checking for any existing liens or encumbrances.

You may also need to hire a professional surveyor to go to the land and mark the boundary lines if there aren't any on record. In many cases, land flippers hire real estate attorneys to help identify potential issues that might not be immediately apparent. 

Getting Funding

After doing thorough due diligence on the property and have a signed purchase agreement from the seller, it's time to figure out how to pay for the property.

While in a perfect world, one could just simply write a hefty $50,000 check, but in reality most land flippers finance their deals.

Financing or getting funding for your land will offer more flexible terms than a traditional bank but it's crucial to understand the full cost of borrowing.
Learn more about deal funding here.

In some cases, the seller may offer financing options. This can be beneficial if you lack the capital for a traditional down payment but typically involves higher interest rates.
Learn more about seller financing here.

Closing the Deal

Now that you have the money to purchase the property, it's time to hire a title company or real estate attorney to facilitate the transaction.

They will act as a neutral third party to manage the process, and zero money should never go directly to the land owner.

Development or Improvements

Improving the land by adding essential infrastructure such as roads, utilities (water, electricity, sewage), and other amenities can significantly increase its value for when you're ready to sell.

Don't always let zero road access or lack of sewage systems scare you off. If the land is good enough quality, adding these types of improvements will be worth it when you sell the property later.

Before starting any improvements, make sure to obtain all necessary permits and approvals. This can include zoning changes, building permits, and environmental clearances provided by the state or county/region.

Curious about buying land but don't have the capital? ?

Bring us a great deal and we will fund it for you! Fill out the form HERE to get started. Our team will review your deal and get back to you within 24 hours!

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Ron: Being responsible with understanding your tax bracket, understanding all this, because if you make 1, 000 in a W 2 job, you’re only going to get 600. You’re taking the taxes out right there. With land flipping in particular, the numbers get so big. So you make 50, 000 on a deal, you’re going to owe a lot of taxes.

Making sure you’re not just recycling your money into more deals. It’s that simple. Sounds great. Like, okay, I’m not giving any of profit to anyone else. I’m just putting in it. And it can put you in a really poor position. When we’re buying mobile home parks, we get what’s called bonus depreciation. So let’s say we buy a million dollar mobile home park.

We only put 200, 000 down for that million dollar property. And we can write off half a million dollars. If you’re not making that much money, don’t worry about reducing your taxes. Like your focus should be on how do I get my business to making 500, 000 a year, a million dollars a year.

Hey, everybody. Welcome back to the real estate investing podcast. I’m your host, Ron Apke by myself for this episode. And today we are talking about taxes and land flipping. And before I start talking about any of this, I am not a CPA. I’m not a certified tax planner. I’m not a financial advisor, certified financial advisor.

I am a land flipper. I teach people how to land flip. I Flip land deals. I’ve done hundreds and hundreds and hundreds of land deals and paid taxes on this stuff for yield years. So the perspective I’m going to give you today is one from my countless number of hours. I’ve talked to my accountant about this.

Uh, number two is just my experience. Like when I get my tax bill, everything like that, talking about my experience. With this again, not a CPA by any means, but let’s get to it. The first thing I wanted to touch on is not even land flipping. It’s being an entrepreneur. When you are an entrepreneur, you are going to have the responsibility to obviously file taxes and then pay taxes at the end of each year.

And one of the things is being responsible with understanding your tax bracket, understanding all this, because whatever it is, you go sell something and make 1, 000 on it. You’re going to see 1, 000 right away, where if you make 1, 000 in a W 2 job, you’re only going to get 600 or whatever. They’re taking the taxes out right there.

So that is the first thing is like, you need to plan for this stuff. It’s extremely important to plan for it because To do things, doing things legally, like you will be taxed on any of the money that you make. So make sure that you have that. And with the land flip in particular, the numbers get so big.

So you make 50, 000 on a deal. You’re going to owe a lot of taxes. But again, when I’m talking about this, I’m talking about being an entrepreneur in general. There’s just another level of responsibility that you don’t have to worry about when you’re in a W 2 job because that W 2 you get your, um, You get your tax documents at the end of the year.

You file those. You can do it on turbo tax. It’s not that easy when you’re doing this yourself, when you’re doing land flipping, when you’re doing significant amount of deals, it’s not that easy where, like I said, with the job, it’s pretty simple doing your taxes. And a lot of times you have a refund when you’re an entrepreneur, you’re typically not going to get a refund.

So going from there, I want to talk about land flipping in particular. I talked a little bit about entrepreneurship, but land flipping and how. Is land flipping looked at from a tax perspective? So for this example, let’s just say you buy a property for a hundred thousand and sell it for $200,000. Or we’ll say, we’ll buy a property for a hundred thousand dollars and you go and sell this for $200,000.

It does not matter. With land flipping the main thing that. This, the, uh, the government looks at is your intent when you are buying something. So if your intent when buying something is to flip it, whether it’s a pair of shoes or a piece of land or realist, any other real estate, if your intent, when you buy it, that is not going to be, you’re not going to get capital gains on that.

If you hold it for more than a year, it’s not inventory. If you buy it at the end of the year, 100, 000 property at the end of the year, that is not a write off. That is just 100, 000 of inventory. That’s the key. It is the, the property. When you’re looking, when you’re flipping something is looked at as inventory.

And this is the same as if a, Shoe company bought a million dollars of shoes on December 23rd at the end of the year. That is not a write off for that year. That is inventory. And when they go and sell each product, the difference, what you’re getting taxed on is the profit on that product. So you buy a property, whether you buy it on January 1st, or you buy it on December it does not matter.

Um, then when you go to sell it, so you buy it on January 1st, you sell it on whatever, let’s say March 30th and you make a hundred thousand dollars. That’s going to be taxed for that year. The, you are taxed. On the year where you’re actually making the money when the profit is being realized. So if you buy something on December 20th and sell it on January 5th, 2024, you’re going to be taxed that a hundred thousand dollars of profit or whatever that profit was in that year that you sold the property.

That is a very, very key thing. And The way we, our business plans for taxes, like one of the key strategies that we use, because that is not a write off when we’re spending money, the thing about it is you can get put in such a big loop where you keep on putting your profits back into deals, you get this taxpayer, like, crap, I don’t have any money.

All my money is in land deals. None of that stuff’s a write off and you don’t have anything. One of the strategies we use, and we tell a lot of people what to do is getting deal funding. That way you do have some money for taxes for when things come up. That is a huge, huge part of it for sure. So you opposed to putting 100, 000 out for that deal, which isn’t a write off, like I’ve said a few times, you get 100, 000.

You get it funded that 100, 000 funded from a land investor, from us, from someone else. And then. You have that extra money in your bank as far as the money that you didn’t spend to buy the property. That is probably the number one strategy that I tell people to do is making sure you’re not just recycling your money into more deals.

It sounds great. Like it really does. It’s like, okay, I’m not giving any profit to anyone else. I’m just putting it in. You get tax bills, you have other things come up, you run out of marketing money, all these different things can happen and it can put you in a really. Poor position, especially if you’re not able to sell some of the properties.

So keep that in mind. Like when you’re buying a property, don’t think about like, okay, I’m going to make X dollars. If I sell it in 30 days, think about what if I can’t sell this in six months? What if you can’t sell that property in four months? Like, why, where is that going to be? If you put a hundred thousand dollars out.

And you can’t sell it for whatever number you can’t make any money on that in four or five months. Cause that is, it happens. Like there are situations where a property just takes a little longer to move. And maybe you didn’t realize it on the front end. Maybe it was a slower market than you realize.

Maybe you can’t sell it for as much as you thought. And you’re trying to squeeze out more money. And then it puts you in a really rough position for not only for taxes, but just moving your business forward with marketing money. With just not having as much money at, um, at your disposal can really slow your business and your growth down.

So deal funding is really, really important. The last thing I wanted to talk about is strategies to reduce tax liability that we use. This is from our perspective. I don’t want to. Tell you exactly how to do things. Talk to a CPA, but how we reduce our tax liability. One is we are deemed real estate professionals, which give us a lot of additional benefits with when, when we’re buying real property, when we’re buying mobile home parks, we’ve bought mobile home parks, we bought apartment buildings.

When we buy those things, we get what’s called bonus depreciation, where we can write off a lot of that property, Property in the first year. So let’s say we buy a million dollar mobile home park. We put 200, 000 down. A lot of times mobile home parks will depreciate 50 or 60%. And we can write that off all in the first year.

So we only put 200, 000 down for that million dollar property, and we can write off half a million dollars. It’s a very, very realistic number. So the number one thing to write off. Massive amounts of taxes is buying real property. And that’s what we do to not necessarily always zero out our profit, but to extremely reduce our tax benefit or our tax liability.

This can take your tax. Taxes down from owing 300 grand to having to not owing anything to owing five, 10, 000. Like it can happen relatively fast if you are using that strategy of buying real property and you want to look up, look up online, how can I be deemed a real estate professional? And that you need that to be able to, from my understanding, you need that.

To be able to use bonus depreciation to write off real properties. And it’s essentially accelerated depreciation where a normal property might depreciate over 27 years or something you can do all of that depreciation depreciation in the first year. And that’s why it is so powerful. You’re writing off 27 years of depreciation.

In the first year in the second year, and you can do this and it will roll over. So let’s say you have 500, 000 of write offs and you only have a couple hundred thousand or whatever it is. You only have a couple hundred thousand dollars of profit or income. Then you’re going to have that additional few hundred thousand dollars.

That will roll over to the next year. Um, the other thing we do is file as a S corp and that’s where we have to be on payroll and it reduces our tax liability. Some were able to have us on payroll. There’s other write offs that you have with that. Um, our accountant says, don’t do, don’t file as an S corp unless your business is making 50, 000, which we’re obviously well past that, but just have that in the back of your mind.

It’s. June right now, getting close to July. So it’s something that you want to have in your mind. And that’s why I did this episode today is I want you to think about this going in, or as we get to the second half, we’re about to be in quarter three of 2024. And if you’re killing it this year, think about how can I reduce my tax liability for 2024?

Cause you still have six months to do that. You have plenty of time to reduce your tax liability for 2024. Even if you have done nothing up to this. Point, but you’ve made three, four, 500, 000. The other thing I want to touch on is if you’re not making that much money, as far as like, if you’re making a hundred thousand, 150, 000 in land, don’t worry about your taxes.

I’m not saying don’t worry about like planning on paying them or how to pay them. I’m saying, don’t worry. About reducing your taxes. Like that’s not what your focus should be on. Your focus should be on how do I get my business to making $500,000 a year, a million dollars a year? That’s where your time and effort is gonna be in a better spot.

If you’re only making a hundred thousand, 150,000, even up to like $250,000. I kind of say like, don’t, don’t worry too much about reducing your tax liability at that point, but if you start making three, four, $500,000 in land. Your tax liability is going to be pretty high and you need to be thinking about how to reduce that.

Other than that, guys, let me know what your thoughts are. If you’re watching on YouTube in the comments below, appreciate you guys listening, if you’re listening on Spotify or Apple, leave us a review, share this with a friend, put it on your Instagram story. Other than that, thank you so much. We’ll see you next time.

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.

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=YWNDt7MHUR8[/embedpress]