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Land Investing Online

In this episode of The Real Estate Investing Podcast, Ron Apke & Anthony Weiler are joined by Landon B. He reveals how he transformed his financial situation from being $45,000 in credit card debt, to earning $100,000 per month through land flipping.

With a background in finance and a strong belief in the land flipping business model, he took on significant risks, including cashing out his 401k and using credit card debt to fund his venture.

He began by sending out 10,000 mailers per month to find potential deals and secured his first successful transaction after around 7,000 mailers. This early success set the stage for his rapid financial turnaround.

Today, Landon and his wife enjoy the freedom to travel and work remotely, managing their thriving business from anywhere in the world

Watch the full episode to get insight into the real-life challenges and mindset needed to make a 6 figure income from land flipping!

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Landon: I’d much rather pay to learn a lesson with my money than with my time. I cashed out my 401k IRA. I was taking out any business card that I could. At one point we’re like 40, 45, 000 in credit card debt.

Ron: Landon went into this business like, I want to make this happen. I want to make this happen fast. And that’s why he took on what a lot of people would look at as risk.

I’m averaging 30, 000 profit

Landon: I’m averaging 30,000 profit per per deal that I have.

Ron: Every business, every entrepreneurship venture, like there are hard times.

Landon: You know, I had done so much research that if I keep sending this mail and keep staying consistent with it, like the. Only way that I can fill on this is if I quit.

Ron: Hey everybody.

Welcome back to the Real Estate Investing Podcast. I’m your host, Ron Apke, joined by my co-host today, Anthony Weiler, and a guest student coming from Toledo, Ohio. Landon Bleau. Landon. Really, really excited to have you on here. Landon’s been with us I think about six, seven months. He’s had unbelievable success, success.

He’s taken a lot of risk chances in this, which he’s going to talk about here. And he’s really taking this business on full force where I think he could probably, if he wanted to, he could leave his job today and be comfortable. But Landon, happy to have you here. Just talk about your experience.

Landon: Definitely. Yes. So I, uh, it was kind of right after I, uh, graduated college, uh, graduated a finance degree, kind of started working the, the W2 right away. And, um, when I started doing that, I, I was very interested in real estate and kind of got, uh, you know, started investing in real estate within like six months, I think I had bought my first, uh, property after graduating college.

And, um, you know, from, from there I started burning properties, house hacking other properties. Um, and when I was burning these properties, you know, a normal day for me was waking up at like 4. 30, 5 o’clock in the morning, going and laying floors for, uh, call it two to three hours before I’d actually go to my W 2, go to the W 2, then, um, kind of come back and, and, you know, lay floors, start painting, whatever actually needed done.

getting these big equity boosts and net worth boosts at the time, but, uh, net worth doesn’t really actually do anything for you. Um, you kind of need that cashflow. So at the time I had decided to, um, start looking for in either starting a business or buying a business and did a whole lot of research on, you know, A ton of different businesses that I was, um, doing.

And, uh, what I had actually decided on, mainly because I hadn’t heard of land investing before, was doing a, uh, service based business roll up with a planned exit to, to private equity. And kind of as I started, uh, looking into that and actually starting to, um, work on that, um, I heard Ron on Brian’s podcast, The Action Academy, Uh, started talking about land investing.

I was like, this sounds way too good to be true. So ended up doing a whole lot of research, um, on land investing. Um, ended up buying the course and, you know, kind of just with land investing, I mean, you can start it, you know, uh, very easily while, while doing your W2, you can start it, uh, Um, you know, it’s very low investment to actually start this business.

Um, there’s unlimited funding in it, right? When you’re actually doing real estate, you know, a lot of times you need kind of that proven track record to actually go get some money. I remember the first deal that I submitted to, to you guys for funding, um, within 20 minutes, I think I got a call from, from Anthony and then within 90 minutes after that, Dan gave final approval and I had, I don’t know, 60, 000 that you guys were willing to spend on this with, with absolutely no experience at all.

So that’s what got me very interested in, in land investing at the beginning.

Ron: That’s awesome. So you, you listened to us on, or you listened to me on a podcast and like, what was that timeline? You said you heavy in research as far as looking at other programs, seeing if this is legit. What did that kind of timeline look like?

What was, uh, that kind of for you mentally as well?

Landon: Yeah. So timeline in terms of research, I spent the money right away, bought, bought the course and joined the community, um, right away, but started looking at other people’s, you know, I was willing to join five courses. You know, I, I, um, once I heard about land investing, I mean, it was just the.

You know the best business opportunity and I had done research for months It was the best business opportunity that I could possibly find and I still think it is I mean, I’ve heard here people doing, you know, all different kinds of business. I still think this is the number one business opportunity So I joined I think it was probably like August time frame But then I ended up getting married in September and we we did a lot of moving and traveling right after that So I started mailing, um, kind It was November of, of 2023, which had been, you know, almost six months to the day, um, ago from, from when we were recording this.

Ron: So you, uh, you’re, you’re working full time W2 still, correct? Correct. And your wife is a traveling, uh, physical therapist? Yep. Correct. So, and you guys are always on the road. Do you guys have a home? Like, where do you guys, where would you call home?

Landon: Yeah. So, uh. Yep. Yep. We call home. We do have a house in, um, in, uh, Toledo, Ohio, but it’s more for, for tax purposes.

Uh, so yeah, I guess we, we come home, you know, we’re here for maybe call it two to three weeks out of the year, I would say

Ron: in Toledo. Correct. Wow. That’s wild. Uh, so you guys are in, is it like three months? You said three months. Is that where, how long you guys are usually in locations?

Landon: Yep. So we started, uh, right after we got married, we were in, uh, North Carolina and then we’ve been in Colorado since, uh, February and, uh, later today, we’re going to, uh, keep cod for the summer.

Ron: That’s awesome. That’s really cool. And. It’s kind of providing you the freedom that this business model can. Obviously you’re still working a remote W2, but it’s really your wife’s job. That’s kind of giving you the ability to visit these places. That’s really amazing. Um, so talk about your first kind of six months.

I mean, you are only about six, seven months into this. Talk about, or eight, maybe talk about your first six, eight months, uh, how it’s going, what kind of deals you’ve done so far, what was that like in your first deal?

Landon: Definitely. Yeah. So right from the beginning, I was, I was very aggressive in, in starting out.

Um, once I had kind of the education that I needed, I felt extremely confident in this business and I cashed out my 401k IRA, um, I was taking out. Any business card that I could, um, at one point we were like 40, 45, 000 and in credit card debt kind of getting this business out and going and off the ground because I, I believed it in it so much.

I didn’t see it. Um, you know, as a risk necessarily, I felt extremely confident. There was thousands of other people doing it. It’s, you know, It’s very systematic where you can, you know, pull some data, uh, price it, send it out and answer the phone when people call back. So it was very easy to do that. But I started mailing in November.

Um, and then I didn’t get my first deal till the end of January. And by that time I had sent maybe. 10 to 15, maybe, maybe a little bit more, a thousand mailers out. Um, but I ended up getting my first deal. That was a buy for 30 or 31 and ended up selling that one for, um, 75. But that first, I would say four to five months were, was very tough for me.

I had only that one deal. It was really in the last month or two that I have, uh, nine total deals in the other eight came from the last like month or two, I got them under contract. Um, three of them I’ve, I’ve sold cycle. So bought it and sold it. Uh, two of them I’ve purchased and have listed. I have my, uh, another one closing early next week.

And then I have three others, um, under contract.

Ron: So in that 45, 000 credit card debt, some of that was for that first deal. Is that correct?

Landon: No, so that was all mail. Um, so I, I had taken a personal loan to, to fund the, um,

Ron: So you’re in 76, 000 of debt. Correct. Yeah. Wow. That’s wild. And then you got that check.

How was that like getting that first check for 75? Is that a perfect concept or did you already like Did you already believe in it before you got that check for seventy five thousand dollars or what? Where kind of were you mentally at that point?

Landon: Yeah, so I again right from the get go I I didn’t see this as a risk at all.

Um, I I was so confident that it was going to work and I had Um, you know, I had done so much research that it was like, you know if I keep sending this mail and i’m Keep staying consistent with it. Like the only way that I can fail on this is if I quit, um, there was just no other way that I could fail, you know, even like, I’m not the best pricer.

I’m very mediocre at pricing. I’m average at best at sales. But if you’re consistent in getting that mail out, um, the deals are going to come through. So, uh, you know, even when I was like, you know, call it like March timeframe, I had one deal and spent, you know, 40, 000, maybe 30, 000 at that time. Um, But I was just, I didn’t care.

I was just like, you know, the, the business in itself is like, you know, a multiplier of money, right? You put like 1 in and you get, you know, essentially a five X return on ad spend. Um, so if I could get, you know, a dump truck full of money, dump it in this machine, I’m going to get, you know, five X as much on the backend.

So that’s kind of why I was, uh, very aggressive from the start spent a lot of money. I was very consistent and get my mail out. So it was every single Wednesday. Um, Um, mail had to be sent out, um, you know, even if it was 1030 at night and I didn’t send my mail, I wasn’t going to bed that night until the mail got sent out.

You, you learn very quickly to do it before Wednesday, once you, uh, stay up one of those nights, but yeah, it was very consistent in getting the mail out.

Ron: It’s so key and so easy to like skip a week or like make an excuse, like why this mail shouldn’t go out or maybe I’m too busy on something else. And you said before this, that you talked, uh, Landon first in December.

So you joined in August, you obviously got married. So there’s a little bit of lag time. You first talked to Landon in December. What was kind of your thoughts on his mindset, everything like that getting started, because like it, he’s saying it’s not risk, but it, it, it is risk. Um, and it’s more risk for some people.

So, uh, a lot of, a lot of risk is how you look at it. And Landon’s mindset towards risk is very good in terms of like, this is going to work. I’m going to make this work. But talk about that first conversation.

Anthony: Yeah. The biggest thing with all of our phone calls, especially when you were first starting off, because it took some time for you to get that first deal was, it’s just your mindset.

Like you said, with your stories, you’re all in right from the beginning and the conversations that we’d have is like, Hey, you know, haven’t got anything just yet. This is what I’m looking to do. I’m looking to do texting, follow ups. I’m I’m looking to increase my mailer because we had a conversation.

You’re pricing like 35 percent of market value at first. And I have conversations with plenty of other people and there’s times where they’ll just give up after their first few mailers, which, you know, it’s, it’s unfortunate, but your mindset and just your attitude, you’re like, okay, this is what’s working.

This is not what’s not working. Anthony, you can take a look at this deal. And it was always just really refreshing to talk to you and just seeing that the results are definitely showing for it. And I’m curious, I wanted to ask you too, was there an, you’ve, you spent around what you said, 35 before getting that first deal.

Did you have a number to where you’re like, if I don’t get a deal, that’s it. Or were you just like, You’re just putting everything you have into it.

Landon: Yeah. I mean, if, if Visa or MasterCard cut me off, I was going to, I was going to be out of money. Um, but, but until then, I mean, it was like my wife was working, like we skipped Christmas presents so that we could send out mail this year.

Oh, well it would have been last year. Um, but like any dollar that we could find, it was like, I would use all my personal credit cards. I used, you know, all these business credit cards. Um, and yeah, cashed out the 401k. It was, you know, and I had, Maybe 40 or 50, 000 in there that I was able to, um, use for, for deal funding.

And then also kind of keep the credit cards, you know, at ease until, you know, we could actually get the money in and then actually, uh, pay him off on the backend. I love it.

Ron: And to kind of preface like Landon, went into this business like, I want to make this happen. I want to make this happen fast. And that’s why he took on what a lot of people would look at as risk.

You don’t need 40, 000 to start this business, but he started with, you started 10, 000 mailers right away. Is that correct? Correct. Yep. 10, 000 mailers per month. Every Wednesday you’re doing 2, 500 or about.

Landon: Yeah, so I was doing 2000. So, so I guess when I first started, I was sent 10, 000 and kind of that first batch that I did and then quickly ramped up to 10, 000 I think may or uh, maybe it was March was the first month that actually sent 10, 000 or close to 10, 000.

Ron: Yeah. You said earlier that your first mailer, you had some mistakes on it as far as grammatical mistakes. Um, you said you had some Excel formatting that went off. Talk about that kind of mistake, how you, you, you still got from one of the 7, 000 mailers. Um, but just talk about that.

Landon: Definitely. Yes. So the, the code that you actually put on the mailers, you know, if it’s like, you know, you can customize your codes to however you want, but I just followed exactly as the education.

So it’s the first two letters of the county, the state, and then, you know, a number. I had that exact same number, um, for all the mailers that I was doing. So people will call back and give me the code. And I was like, shoot, all these codes are the same. I messed up so much. someplace. Um, so then I would, you know, try to go off the name or, you know, I’d call the person back and be like, you know, do you, do you have that a personal number that you might be able to give me?

Um, so it was, it was definitely a learning curve right there. Um, and I had a grammatical error later on in the contract. Someone called Mac and in a lot of the times, you know, the majority of calls you get back going to be hate calls. Um, and someone’s like, you know, you can’t even spell, you know, because or whatever the word was, uh, right.

Or, or something like that. Um, um, so yeah, it was definitely. Um, I, I started very aggressive from the start. Um, but you know, I don’t have any regrets. Again, like I said, I got, I got one deal out of that 7, 000 mailers. Um, and I, I had mentioned it earlier, but I’d much rather pay to learn a lesson with my money than with my time.

Um, so I’d rather start very aggressive, get all those mailers out, realize there was a mistake on the back, still have the chance of getting one of those mailers to actually land a deal. Rather than starting, you know, with 3, 000 or 5, 000, which, which is totally possible to start with. It’s just going to be a slower ramp up period.

Ron: So you said nine deals kind of in the pipeline. How many deals have you sold so far?

Landon: Yes. So I’ve, uh, sold three.

Ron: Okay. Break down those nine deals, I guess. And what the numbers look like for one. I don’t think we’ve talked about what the projected profit looks like. Um, talk about how you got them as well.

Landon: Yep, so, uh, nine total deals. So I’ve bought and sold three. I’ve bought, uh, two others that are currently listed. I have, uh, one that I’m going to buy should be Monday or Tuesday next week. And then I actually just accepted a, uh, sales agreement on a double close. So that should be closing in, you know, hopefully three days.

Three or four weeks. Um, there there’ll be some financing needed on that, but a total projected profit on those nine deals, um, is 260, 000 of that 000 has been realized so far on the three sales that I have. Um, so I’m averaging, what’s that close to 30, 000 profit per per deal that I have. Um, and that is pretty much, uh, I would say I’ve averaged probably 8, 000 mailers per month, and then about.

000 texts per month to get those nine deals in the first six months. And then in July, we’re actually doubling everything. So we’re going to be 20, 000 mailers a month, 50, 000 texts per month.

Ron: That’s a big ramp up. What’s kind of your plan for that? Why July? What’s the reason behind that?

Landon: Yeah. So, uh, I just hired a pricing analyst and, um, it’s a very, very hard position to train.

So it’s going to take probably a couple months to actually train them and get them up to speed. Full speed on, you know, how to do all the different pricing and, and looking at the different zip codes and, and that kind of thing. Um, so it’s going to take a little bit of time there, but I also just love like quarter splits.

So I, uh, I don’t know if you’ve ever read the, the 12 week year. Um, but I kind of plan the year as like, as if it’s a quarter. Um, so I have my plans for this quarter already. So that’s why July, Um, as I mentioned, there’s about 260, 000 in total deal profit. Assuming everything, you know, goes as, as it should.

Um, so, you know, current trajectory for the full year this year should be probably six to 800, 000 if I don’t change anything. Um, and then just, just to clarify, it’ll take about 150, 000 to do that six to 800 and profit. So. Uh, you know, net net profit will be like four 50 to six 50. And again, that’s if I don’t change anything, but I really want to hit the million dollars this year.

I just think it’d be cool. There’s, there’s no really other, uh, good reason. And I think it’d be cool. Um, so that’s why we’re changing in July is just double everything to see what systems break, where we might need to hire somebody, um, where something’s going wrong, different things that we can tweak in the business to fix it so that we can, you know, hit that seven figure mark, hopefully this year.

Ron: How long has that data analyst been with you so far?

Landon: Uh, Probably three weeks. I think as a full time So it’s been started at four hours a day for now and we’re gonna get him up to full time.

Ron: Is that overseas? Yep. Okay. Awesome. So damn you got a lot going on. That’s awesome and scaling up I don’t think anyone in our community is sending 50, 000 texts talk about 50, 000 texts, 20, 000 mail.

The texts are all follow up guys. So he’s sending mail and then following up with them a few weeks later. Um, but talk about kind of your monthly expenses, like as you’re scaling up your hiring too. So I assume you have another VA. I assume you’re going to up their hours when you’re sending 50, 000 texts, but talk about your monthly expenses.

Once you do kind of hit July.

Landon: Yep. So I’m using a land portal now for, for data. So, uh, I think with like, I have the. You know, higher plans, I think it’s maybe six, six or 8 cents per, per data. Um, and then I’m paying, I think it’s like 65 cents for, for mail. So, you know, you scrub out some of the data and then there’s maybe a little bit of processing fee on the mail.

So I’m close to 75 cents per mailer. So on 20,000 mailers it’s gonna be $15,000 a month. It then launch control to hit, uh, to get up to 50,000 texts per month is about $1,400. And then there’s gonna be some skip tracing costs associated with this, some increased labor cost. Um, pat Live. The bill’s probably going to go through the roof here soon.

Um, once I actually, uh, start sending that much mail and people are starting to call back. So I would say it would probably be about 20, 000 a month in operating expenses.

Ron: And you have a potential for, I would assume you like, you’re trying to hit a million dollars with that. So I assume you’re like targeting a hundred grand profit a month.

Once everything kind of is up and running. Is that what you’re thinking?

Landon: Yep, exactly. And my average deal so far has been about. 30, 000 in profit so need to hit you know caught between three to four deals a month And I’m averaging about one deal per 4, 000 mailers, so assuming I continue that trajectory Should be getting about five deals a month You know if it if the profit drops a little bit, you know, maybe down to 20, 000, but it still should hopefully target You know the hundred thousand dollars a month and that’s why I really care about You know, all I care about is the lead metrics.

You know, the lag metrics are what they are. So I’ll, you know, if the lag metrics start telling me something different, then I’ll adjust the lead metrics to, you know, kind of follow suit to hit that, you know, close to a hundred thousand a month.

Ron: Interesting. I wanted to get into that a little bit, because when you’re doing that much, like you don’t want to evaluate every single mailer, what’s going on with every single mailer.

Like, when do you stop? And like, okay, let’s look at what happened the last 30 days. Let’s look at if I can make some adjustments, like where, what’s your time period for like, uh, Analyzing the past results.

Landon: Yes. So truthfully, I haven’t done a ton of that. Uh,

Ron: You’re just hitting the mail send button, just the mail send button.

Landon: Um, as I mentioned before, I don’t think I’m that good at pricing. I’m not that good at, uh, you know, sales average at best. So, you know, What I’ve been good at is being consistent. So every single Wednesday, my mail’s going out, no matter what. Um, so I haven’t really looked back on it yet. I’ll have to start doing that once I have this pricing analyst to see, you know, if they’re overpricing something like that.

So it’ll probably be, um, you know, I’ll probably do it on the front end, you know, give them a lot of feedback on the, on the front end before the mail actually goes out because of how expensive it is. I don’t want to have something be messed up on the, on the front end. Um, But then, you know, again, I, I just kind of used your guys as lag metrics and then built my own lead metrics, assuming I was probably about half as good as you guys.

So if you’re getting one deal per 2, 500 mailers, I assumed I’d get one deal per 5, 000 mailers. Um, so that’s kind of how I built everything out. And then we’ll start, you know, analyzing stuff. You know, once, once you’re spending 20, 000 a month, you need to be analyzing probably a little bit more than I am.

So we’ll definitely start that. Yeah, probably. And you know, once the mail is actually hitting and you know, I don’t consider a mailer to go full cycle now until I’ve texted the number to actually see how successful it was.

Ron: So you’re, you’re full time W2, you’re doing incredible volume in terms of this, like how are you doing this?

What does your day look like? Um, is it just a time efficiency thing or is it just, you’re working a ton or both? What does that look like?

Landon: Yes. I would say I’m probably working a ton right now, um, but, but I think it’s temporary. I would say, you know, right now, uh, when I was in Colorado, I was waking up at six and, uh, you know, starting mail and insert my W2, um, but I probably work.

12 to 15 hours a day right now, but not on the weekends. Um, I would say, you know, maybe, maybe a few hours in on the weekends and then probably 12 to 15 hours a day during the weekdays. Um, but again, that’s temporary. I’m doing a lot of training right now. The, the pricing analysis is very hard position to train.

Um, and then we’re kind of ramping everything. So I know systems are going to be breaking. I might need to hire a sales manager or something like that. Um, But, but as of right now, you know, I don’t have any kids or, you know, it’s, it’s not too hard to work, you know, 15 hours a day.

Ron: Yeah. I think once you hit that 20, mail, 50, 000 tax, like I’m sure a sales manager or something like that, where, where do you think you’re, cause you keep saying you’re not good at stuff, but you seem to be good at a lot.

Um, where, where do you think you’re kind of, what would be the first position that you hired? Cause right now you’re hiring a pricing analyst. of that, like what would be the next thing? Is it a reason, something that you’re not good at or not as good as you think at you are at, or is it something that would be saving you more time?

Like what, where’s your next hire looking like in your mind?

Landon: Yeah. So next hire is for sure going to be a cold caller. So, um, out of the nine deals that I’ve done, four of them have been. because of the follow up text. So that second point of contact has been massive for me. Um, the majority of that 260, 000 in profit have come from those four text deals too.

I mean, probably just by coincidence. Um, but I would say, you know, 50, 000 of that has come from the text mail follow up. So I want a third point of contact. Um, so I want to be doing cold calls. I have all the data and at the point that I’ve texted them, I’ve already paid for skip tracing. So now we have the data, we have the phone numbers, just give them a call.

Um, so I think a third point of contact is my next hire. After that, I’ve been thinking about, um, you know, a few different positions. So, uh, potentially a transaction coordinator, um, to actually manage this stuff and, and, you know, be. better and more consistent at it. Uh, but then also potentially, uh, a salesperson.

Ron: Yeah. And I think if you, if you do that volume, when you do that volume, you’re going to have the money to reinvest and then to keep growing the business. Cause you obviously you have good, like you’re just implementing stuff and just, that’s what we do in the course. Like we teach male, we teach techs, follow up.

Some people like pick and choose what to do. Um, are you doing anything different? Adding a cold color is definitely that third point of contact, something we’re currently not teaching. Um, but it just makes sense. Is there anything else you’re doing that’s differently? You said you. I’ve done some double closing as well.

Landon: Yeah, so I’ve done one double close and it was, you know, I’ve done nothing outside of what you guys teach in the education. I mean, it was like, I yet, um, I would say, you know, at a point of send a 20, 000 mailers, I love just kind of the plain old, you know, the simple. Buy it, list it, list it on the market.

Love those ones. But in the future I would say it’s probably subdivide, uh, subdivide deals and that the lane portal is going to be a huge part of that. You know, I, every time Dan asks for feedback, I always give him, you know, throw out the, you know, road frontage would be really close on that.

Ron: We’re very very close on getting that.

So when we were talking to our developers on this, and I might get technical on this, but I’m going to, um, so there are a couple of ways to do this. And I think we’re actually really close to having like a real solution that is going to give you an actual. amount on the road. Hopefully I’m not talking too soon, Daniel.

Um, but, uh, cause he’s the one that does the developer. So we’re close to getting that. And I think the software can recognize that. So obviously being able to target that kind of stuff just gives you so much opportunity to offer more and then a data analyst. Provide so much more value to you because okay, they understand like this Thousand feet of road frontage I can cut this up in the 200 feet have five parcels That are four acres each and 50 percent of that is a hundred grand 50 percent of that 20 acre parcel might be 40 grand or something so you can offer so much more so excited for that And it’s really cool to see you using all the tools and not doing anything crazy What I was thinking, Anthony, when he was talking, like we’ve had this, whatever, this podcast studio for three months or so we’ve had, uh, Justin, Dylan, and now, uh, Landon sitting in that chair.

And it’s all the same thing. Like nothing, nothing’s different. I’m like, I, one of them is going to separate themselves, but like the first six months are the same damn six months for everyone. It’s just, did you quit when things got hard or did you not, if you didn’t quit when things got hard. Stuff works out.

Anthony: Yeah. It’s what we preach all the time to mindset and consistency. Are you able to push through? And when you do push through, you know, you have success like yourself and it’s just time in and time out. And that’s one thing that actually I wanted to ask you was, were there, I mean, obviously your mindset, you know, you were willing to push through anything, but was there any like pivotal moment for you where things really just like, okay, that flip just switched and things started really taking off.

To me, it sounded like, you know, doing the follow up text messaging, but were there any like moments for you towards like,

Landon: Yes. So I, I would say the, the followup text was probably the, the, the big one. Um, but it was also like the, the first deal that I did, I’d spent a 20 or 30, 000 at this point. I can’t remember what I ended up doing in, in that 000.

It wasn’t like it was just gone. I’ve still gotten a lot of deals from that, from that money. Um, it just wasn’t happened at that time. Um, but it was like the one deal that I got. So Paid off everything, all the expenses. And now I still have, you know, 20, 000 pieces of mail floating out there that I still got to go in, in text.

But it was just like the, the profit potential is this. You can make so many mistakes. I mean, your return on ad spend on this, like I had mentioned is, you know, essentially five X. So, you know, even if this industry gets like twice 000 mailers, the 8, 000 mailers are going to cost me 6, 000 in my average profits, you know, 20 to 30, 000.

I’ll spend that money all day. I, I, it’s just, you know, this level 10 business where, um, you know, you can make so many mistakes and still make so much money in it.

Ron: Would you suggest for everyone to kind of do text follow up? Like, is that something I just, it’s so cheap. Like you have the, you have the data.

All you need to do is obviously you need the software, you need some systems. Um, But skip tracing is the main thing that is going to cost another 10 to 12 cents, whatever it is. Um, would you suggest like, is that an easy thing to implement for people who are doing 5, 000 mailers a month and they want to just follow up?

Like, what does that look like?

Landon: Definitely. Yeah. So, so again, the, the, the big expense is going to be, uh, launch control. So at, at 20, 000 texts, I think it’s 800 a month. And then you’re going to be spending, yeah, call it like eight to 12 cents. It depends on what, what software you use. I know the land Porter just dropped to nine cents yesterday.

Um, yeah. I think it’s vital. I mean, uh, you know, the, the second point of contact and now hopefully the third point of contact, that’s where four out of my nine deals have come from. That’s where the majority of my profit has come from. Um, you’ve already paid for the data. You already paid for the mail, right?

Those are the big expenses. Um, just skip trace it, send out the text. Um, I think it’s so worth it to, to bring these people back around. Um, and you know, I, I typically text them, it’s about 10 days before the contract expiration date. Um, so, you know, it just brings them back around, gets them interested again.

It’s so, you know, relatively speaking, you only need really one deal to close for texting to be worth it. So 8, 000 or 800 a month, that’s what, 10, 000 a year. And then I’m paying a, a VA, probably another, 10 or 15, 000 a year to do all this texting. So, you know, 25, 000, if I get one deal from that, which I’ve already had four in two months, it’s just an investment that’s so worth it.

Ron: No brainer. And it separates yourself too. Like, and like I talked about earlier, businesses change, business models change, like there is a time when you could send mail and like, you just get a contract back in the mail and then you just close it and things change. Like. Adding a different point of contact like you’re talking about adding a third point of contact with the cold color is really cool Talk about little so Justin, not Justin.

I’m sorry. Dylan also was in action Academy or is an action Academy, which is a essentially just a networking group. Like there’s, it’s not like they’re teaching specific things, but there’s different cohorts in there in terms of, uh, self storage people, apartment people talk about that group. Like you invested heavily.

That is not a cheap group to be a part of action Academy with Brian Lubin. Uh, talk about that group and what that’s done for you.

Landon: Yes, I would say the biggest thing is, is again, the, the networking. So you’re surrounding yourself with people that are doing like. Massive things. So you almost feel like you need to also like match, you know, kind of like if they’re doing good things, you almost feel left out if you’re not doing big things too.

So it’s like you’re surrounding yourself with people. And then we have these, um, you know, different micro tribes. So we have, um, you know, these, these different pods that we have accountability with. So when, you know, you make a commitment to yourself sometimes, you know, if you’re not, uh, if you don’t share that commitment, obviously a lot of times you can break that commitment and not feel bad about it.

But when you actually commit to these things and say. By next, you know, by next Monday, I’m going to have done this. And then you get to that Monday and you don’t do that. Like, you know, you can get shamed in the group. Right. Yeah. Um, which I think is a good thing because, you know, if you’re going to commit to something, commit to it, you know, be public about it.

Um, and then that’s going to hold the feet to the fire. Um, and you’re kind of forced to do it. So, um, and then there’s also the networking. So the same thing with the land investing online community, you have people that you can connect with and, you know, know that if I just had five failed mailers, like you know, another guy also, you know, was posted at the same time.

Hey, I also just had five male mailers and then we both got a deal, you know, the next month or something like that. So it’s good to have kind of that sounding board where people are doing the exact same thing as you. You can bounce a parcel off of them, you know, say, you know, this got a little bit of wetlands.

Would you buy this? Would you not buy this? How would you do it? Um, look at different things from different angles.

Ron: Yeah. And that action of Academy group, just being around like like minded people with similar goals, even if the goals are through a different Avenue, which a lot of people are doing it through a different Avenue in there, um, just being around people doing big things is such a big thing that so many people just ignore.

And it’s probably even harder for you because you’re traveling so much. I would think as far as like, you’re not going to have, you don’t have a set place where I’ve been meeting group that I can meet in Toledo entrepreneurship group. So doing that virtually with these other people who are doing huge things is really, really cool.

Yeah. Any advice, Landon, as we finish up, any advice kind of on people looking to get in this, people who just got started, um, yeah, take it away.

Landon: Definitely. So I would say the biggest thing is the first six months. Honestly, just suck. You just got to get through it. It’s almost like, you know, if you’re looking at a curve, you’re like, it’s almost like a V, right?

You start up super high. You hear about this year about the potential people doing big things and, you know, having a lot of success. Um, so you’re kind of way up here, but then you actually start doing it. And like the next six months was like straight decline. You’re spending all this money, um, getting some deals, trying to figure a lot of things out, you know, in those first six months, the first deal that I listed, I chose a really bad realtor.

Um, that just wouldn’t answer his phone. It was hard to get sold. So learned a lot within those first six months. But after you kind of hit that, you know, the, I would say the rock bottom is essentially like that six month point, you have to get through the six month. And then from there it’s, you know, upward trajectory.

So a lot of deals that, you know, I mailed six months ago are now reaching out. We have all that data we can call and we can hit them with multiple texts, um, different things like that. Uh, so, you know, I also know that I shared a lot of, uh, Successes probably today, but there’s been a lot of, you know, probably more nights that I’ve gone to bed frustrated, um, with land than I have.

Uh, you know, excited about a deal that went through or something good that happened. So just know that the first six months you just, just get through it, be consistent, whatever you commit to, you don’t have to do, you know, 10, 000 mailers come out front. If you have 3, 000, you know, do whatever that looks like.

Um, I challenge you to, you know, maybe tap into the visa a little bit. But if you don’t feel comfortable with that, again, I don’t have kids or anything like that. So, um, yeah. You know, I might, might be a little bit more aggressive and, uh, have, have a bit higher of a risk tolerance, but get through those six months and then, you know, you’ll, you’ll figure it out.

Ron: Yeah. It’s real. It’s that simple. Honestly, like it’s, it’s a, every business, every, every entrepreneurship venture, like there are hard times, like it is not easy in the six months you’re learning, you’re sending mail, you’re, uh, learning how to buy land, you’re learning how to sell land. Like it is. Like the amount of knowledge that you had and everyone has who does this business model really any business for six months is incredible But I’m gonna end it there Anthony.

You have any other questions for Landon?

Anthony: No, no other questions Just I know a lot of people have been reaching out to you in the community then they speak to me and they’re just fired Up, so I just want to say thank you and your success shows for it And I just love seeing you get after it man Especially just seeing how much you’ve transformed based off all the conversations that we’ve had That we’ve had, so it’s been a pleasure having you here.

Ron: Yeah, we’ll get it. We’ll get a 12 month update or something from you down the road. Other than that, guys, if you guys have not already like and follow us on YouTube, if you are listening on Apple or Spotify, share this with a friend, really helps us spread the world. Other than that, thank you so much.

We’ll see you next time.

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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