Land Investing Online

As many of you already know, land flipping can be an extremely lucrative investment strategy, but those who are just starting out assume that it requires significant upfront cash to buy land. 

However, what many people don’t know coming into this industry is that with the right approach and understanding of deal funding, anyone can buy & flip land without substantial financial resources.

What is deal funding?

Deal funding is a powerful tool that allows investors to 
leverage other people’s money to finance real estate transactions. 
Today, we are going to provide you with a 7 step process on how to utilize deal funding to buy land and close your first deal!

Whether you are a seasoned investor or fresh to the game, you’re not going to want to miss this!
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Engage & network with thousands of new and experienced investors, participate in weekly Deal Reviews, and more!

Step 1: Identify a Land Deal

The first step is to find a promising piece of land that you believe can be acquired under market price.
This involves scouting rural counties for distressed properties, vacant lots or properties with development potential.

Do your due diligence by using tools like The Land Portal or Google Earth Pro to confirm that the physical terrain is good for building.

Watch our video here to get an in-depth, step by step guide to finding top quality land for flipping.

land for sale

Step 2: Get the Property Under Contract

If you don’t know about our direct mail process, it’s the most effective way we target desirable counties and get leads. Learn about the proven process here!

Once you’ve identified a potential deal, you’ll negotiate with the seller and secure the land under a contract. This contract outlines the terms of the purchase, including the agreed-upon price and closing date.

Include any contingencies, such as financing or inspection clauses, that need to be met for the sale to proceed. The goal is to protect your interests by specifying penalties or conditions in case either party fails to meet their obligations.

Step 3: Find a Funder

How are you paying for this purchase?
This is where deal funding comes into play. There are many great resources for finding funders, such as our 
land flipping community.

Be sure you have completed your due diligence and be prepared to sell your land deal to the funder so they know it’s worth their investment. 

We recommend preparing a presentation that outlines the details of the land deal, the expected returns, and why it’s a worthwhile investment. Highlight the property’s potential value, market conditions, and your plan for flipping the land so your funder feels more confident.

Building and nurturing these funder relationships is key to making money fast and growing in this industry.

Step 4: Title Company

Once funding is secured, the transaction is sent to a title company/real estate attorney to complete a title search and then legal ownership is transferred.

PRO-TIP: While this property is in “title search”, it is important to start getting drone images so you are prepared to sell asap.

Step 5: Sell the Property

The property is yours, now what? It’s time to sell! Upon the official acquisition of the property, plan to to list the property for sale on Facebook Marketplace, Craigslist, Land.com, and the MLS. 
Network with local real estate agents and investors who might have interested clients.

We have a great blueprint for building a top notch property listing. Check it out here!

zillow marketing

Step 6: Transfer of Title

Once you have secured a buyer, you will write up a sales contract and the transaction is sent to a title company/real estate attorney to complete a title search and legal ownership is then transferred to your buyer.  

Step 7: Payout

Per the terms that were setup by your deal funder, you will be paid based on the profit made in the sale!
This is also a good time to review your overall process, noting what worked well and what could be improved for future land deals.

By following these 7 steps, you can effectively utilize deal funding to flip land and minimize your financial risk while maximizing your potential returns!

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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View Transcript here

Dan: I don’t think there’s competition in this space and if there’s no competition, usually that means you can attack at a lower price, but that’s not the case here because they know the value of their land. It’s higher value. They know Austin, Texas exploded and they know they’re 25 minutes from there,

Ron: but I want you to still be able to target our acreage range that we typically look for where you might not be finding 20 acre lots, but two to seven acre lots.

Can be 150, 000. As you become more experienced, you have opportunity in these areas and can separate yourself from some competition.

Dan: You know what you could also do that. Get the whole County thing out of your mind on the polygon tool. And you’re just going around the city like that. Instead of actually going from County to County.

I think that’s a better way to target because if you’re doing targeting Cincinnati, you also have Northern Kentucky right here. Also, if you’re looking at it from a County, you miss all this other land around. Hey everyone. Welcome back to the real estate investing podcast. Today’s topic. We’re talking about Urban vacant lots and how to target urban, more populated areas, vacant lots.

Ron, I’m your host, Dan Apke, joined again by my brother and business partner, Ron Apke. And this is one where I think most land investors in our space kind of avoid because everyone’s targeting more rural land in our space. And then you have the infill lot wholesalers that are targeting the urban areas.

But for us in general, a lot of people are staying clear of more populated urban areas. And I’m not saying it necessarily has to be, we’re talking about Atlanta, Georgia, but it can be, or it can be right on the outskirts, just more populated areas in general. A lot of people are going. removed, which is fine.

And that’s what we teach. And you make a lot of money doing that. But let’s talk about that today.

Ron: Yeah. I mean, it’s what we teach. Like you said, it’s what we teach. So it’s what a lot of people do is two, three, four counties removed from main areas. But once you become more experienced, once you do some land deals, once you understand the processes, I think there’s a ton.

of value. Like we talked with different niches, there’s a ton of value in going outside the box and going into these areas. We talk about population density a lot and the numbers of that, where we go up to a hundred or 200 population density. You go one County removed from main cities, you might have a four or 500 person population density per square mile.

And there’s opportunity in there’s there’s five, seven acre properties all in these areas. And I think there’s a ton of opportunity for people who are probably a little more experienced. Uh, to attack these deals.

Dan: Yeah. And they can get more specialized if you’re in city limits and things, but you’re, you’re saying one county removed, one county removed.

Yeah. What do you think about actual in the, in the city of Hamilton County?

Ron: I’m not as favorable with that. I think it’s a whole different business. I think so. Cause everything, city limits, you’re you’re, there’s very few vacant lots. I I’m not, when we say inside. or more populated areas. I’m not even talking about like, yeah, outside of city limits still.

And I’m not talking about info lots necessarily. While you can do 10th acre lots, quarter acre lots that you go one county removed, you go to a Claremont County, Ohio, which is one County removed. Essentially. You’re going to have tons and tons of County as well. Two, three, four, five acre parcels. And that’s where I think there’s a ton of opportunity.

I’m not talking about those counties in particular, but one county removed from these main areas where you don’t have to deal with city limit issues. There’s a ton of demand because you have a 3 million person city. There’s a ton of demand from these people to buy these three, four, five acre lots. And If you can do that, right?

I think the difficult thing is the pricing because there’s such a wide variance of pricing when you get this close to areas. I think that is a huge barrier. So you’re saying blind offers? Yeah. If you’re doing blind offers, what are your thoughts on blind offers with this?

Dan: Well, I want to take a step back.

So if we’re going one, one county removed from a city, what if we’re in the city, what challenges are there? Because obviously there’s, I mean, the, uh, A lot of money is to be made. It’s a different business model, but a lot of money is to be made in urban areas that are growing. If you can somehow get the land and divide them, but that is a whole nother game.

Like you’re talking about like the city County. Yes. Okay. Like the actual city of, you know, Austin, Texas, that type of stuff. And there’s a lot of money there and subdivisions if you can get those, but it is competitive. It is hard. It is specialized. You need, you know, connections within the city and zoning and you got to rezone.

It’s a whole nother business model. And that’s why we’re really not focusing on that for this episode specifically. We’re talking about, you know, populated areas, one County removed. Maybe if it’s not the biggest city, maybe if it is, um, Chattanooga, you can stay in the County and what you can do, uh, on the land port or wherever you’re pulling your data is go around the city with your polygon and just go around and target stuff like that.

Cause once you enter city limits, it becomes really challenging. There is a lot of money for subdividing in cities that are growing a hundred percent, but for this, we’re talking more about one removed or so.

Ron: Yeah, I think probably like I’m talking about top 30 top 40 cities population wise one county removed from there.

And like I said before, there’s so much demand out there. There’s less restrictions. You get so specialized when you’re in city limits, it is hard to acquire. There’s different things you can do with each piece of land. There’s less volume to like, we are a volume type of business. The way we acquire land, there’s not much volume of land inside these big city areas, unless you’re going down to quarter half acre lots, but I want you to still be able to target our.

acreage range that we typically look for where you might not be finding 20 acre lots, but two to seven acre lots, there’s tons and tons of these one county removed. And, uh, I think the people that thing that drives people away, obviously we teach things differently because this is much more specialized, but also the price of like a two acre lot.

Can be 150, 000 in these areas. There’s a lot of things that the numbers aren’t going to line up, but as you become more experienced, like I’ve said, you have opportunity in these areas and can separate yourself from some competition.

Dan: Yeah. So like, uh, a major city would be like Austin, Texas, Atlanta, Georgia, Miami, Florida, New York, obviously.

So going one county removed from those, and then you have some smaller ones. And then there’s like the mid major, which is like the Cincinnati, the Detroit, the, uh,

Ron: Still top 40 cities.

Dan: The Cleveland, the where else we’d yeah still top 40 cities, uh, Nashville Nashville Charlotte probably Denver Yeah, so then you can go one One outside of those mid majors.

And then you have the smaller, like Chattanoogas where you can actually stay within that County. I think,

Ron: Yeah, I think when I’m doing it and when I’m kind of choosing, if it’s like a mid major city, like I literally would just look at a map and kind of look at the city limits at the city limits are taking up the entire County.

I probably am going to stay away from that.

Dan: Well, Yeah. You can also hit satellite and look just how much concrete there is. Gray shading.

Ron: Yeah. That’s what you like. How rural does it? It’s not going to be rural because you’re in a main or as a decent, but it can get real quick. Yeah. That’s why like Knoxville is probably fit in those.

And some of it matters how big the county is too. So it’s not like a straight blueprint. If it’s a. Tiny county in a mid major city, it’s going to take up the whole county versus I think Austin’s, uh, County is really big. Austin, Texas is counties really big. And there’s half of the county that is a little more rural, not rural, but, uh, it is a little more.

Yeah, exactly.

Okay. That makes sense. All right. So sticking to that, then there’s, uh, there’s not really a strict definition we’re using. We’re just going to say closer to city limits for this. And based on what we just said, um, So let’s talk about targeting them. So the, the, the reason why, why do you think people are avoiding these?

Not take away that we’re not teaching it, but I do see some people in these, you know, we review some deals outside of DC in the last couple of weeks and all these other cities really close to it. And I was like, that’s interesting. They’re targeting that. Uh, what do you think shies people away from it?

I mean, if you’re going away from what we teach, I mean, probably the price points I think.

I’m not saying what we teach, I’m just saying just people in general. I understand. If we’re going away from that. I think probably the price points, I think there is not as much vacant land in those areas. So naturally, if they are going that close, a lot of people are doing infills. I think the gap. Is people going for two, three, five acre properties in these areas because there is enough land for people to do deals like that.

If you’re choosing the areas that I’m talking about here. Um, but I think you either, it’s like a gap between you have rural vacant land people who are going three counties removed and then you have info lots who are in those cities doing quarter acres and they want to be in city limits a lot of times.

So I think it’s just the gap of the people in between like the rural land.

Dan: And they’re also only double closing. So there’s a gap there too. Yeah. But, or wholesaling. I should say. Yeah. So, okay. So that makes sense. So price points is a big one. What do we talk? So that’s, that’s actually probably the biggest thing because that’s.

You know, if five acres is going for 500 versus five acres going for 25 in some areas, like that’s, how do we go about that? Yeah. I mean, what do you mean? How do you go about it? Like, what are we still going to target those areas where it’s more expensive? Are we doing it because it’s more expensive?

Ron: I think doing it, I think it gives, so when you’re going rural vacant land, like your a hundred thousand dollar deals are going to be.

50 acre properties, whatever it is, 30 acre properties. When you’re more rural, few counties removed typically versus unless you’re doing projects or something versus you go closer and you can make a hundred thousand dollars on a five acre property. Like those are the real numbers. You offer someone a hundred thousand dollars fast for their five acre property.

It’s worth 200. Like those are numbers you can do close to these areas. Uh, the deals might be fewer and farther between, but that’s the same thing as bigger deals and very rural being fewer and farther between. So I wouldn’t shy away. By the numbers, the price in terms of this, I would just shy away based on if it’s too urban, the kind of like we talked about too much concrete, too much build, it’s not feeling rural enough.

Dan: Got it. Okay. So let’s talk about strategies now. So I think we got the definition down on what we’re kind of looking for. How are we going to target these? Do you, do you think that blind offers is the way? Do you, what do you do?

Ron: I like a combination, honestly, and I know we’ve been talking a lot about kind of a combination.

I really, really do like blind offers. The hurdle with blind offers, like I talked about earlier, is pricing them because you might have to split a county up into five zones or something like that to accurately price. There might not be enough comps. Pricing can be very difficult with blind offers. I like a combination, and we don’t have a ton for blind offers.

Of data on this stuff. We’ve done quite a few deals closer, like we’re talking about here, but they’ve been fewer and farther between because it hasn’t been something we’ve really focused on, but I know there’s opportunity there, but, uh, 100%, we get them all the time as far as people asking for deal funding on these two acre properties that are a hundred thousand dollars.

So. But I like blind offers. I like follow up texts. I don’t think marketing changes that much, Dan. I don’t know if you feel differently.

Dan: Well, I’m just curious on the offers. Like, I’m just wondering in these actual hot areas, if you’re going to send out a 40 percent offer and get a response.

Ron: Yeah I think you need to be more aggressive.

And that’s the thing. And we talk about that all the time in hotter areas. Even when you’re rural, three counties removed, you can have areas where land sells within seven days really, really fast. And you need to be more aggressive on your pricing there. And that’s the same thing as you get, uh, more urban is pricing more aggressively.

I don’t know what that number is. If it’s 50%, 60%, we we’ve had success at 50 percent in these areas where we’re buying five acre properties for 80, 90, 110, 000 and getting deals at 50, 60%. So. I think it varies to be honest with you.

Dan: Yeah. And I, I, I don’t know if this is, you know, for someone who does this, I think they need a lot of, uh, funding connections.

I don’t necessarily think that, but I, I, I think it would benefit someone with good, hard money. Good leverage in the bank, good capital, uh, you know, capital behind them to do a strategy like this. I’m trying to think for someone, I’m trying to put my shoes in someone just coming in Ron and that’s going to need deal funding.

How can they get money for something? And if they have to offer 65 70 percent whether it’s a double close or which I would suggest or, uh, you know, trying to take it down themselves since they’re higher margin deals, you have a buy for three, 300 or higher, uh, dollar amount deals. You have a buy for 300.

So for 500, what’s that percentage three divided by five, 60, 60, 60. So you’re at 60 percent maybe you’re 65%. There’s a lot of money in the deal there. 200, 000 a margin, uh, in tackling that deal with the deal funder is not going to be easy.

Ron: Yeah, for sure. And I don’t necessarily think that strategy is for someone just getting into this business.

Uh, I think it can be, there’s a lot of hurdles. I think you’re going to have some dead periods where you’re not getting as many deals, but I think like once you get a couple of deals under your belt, um, Once you have some partnerships in terms of funding, money partners, all that stuff. I think that’s where something like this could really take off.

It’s hard to get

Dan: It’s hard to get in. That’s why I like this strategy a ton is it, it’s not going to be easy to take these down.

Ron: No pricing like every aspect of the business is more difficult other than disposition. You go to sell one of these properties. If you buy the right property and do due diligence correctly, it is going to fly off the market if you’re pricing right.

And that is That’s honestly why I like this strategy so much is because right now it’s a little tougher to sell rural land than it was 18 months ago, probably. Yeah. But you get something this close. Like there’s so many buyers out there. Uh, you can, you can, uh, you can sell them very, very fast.

Dan: I’m curious too. I don’t think there’s competition in this space.

I don’t at all. I don’t think there’s competition. And if there’s no competition, Usually that means you can attack at a lower price But that’s not the case here because there’s competition in a different way because they’re urban they know the value of their land It’s higher value. They know Austin, Texas exploded and they know they’re 25 minutes from there So I think the perceived values goes a lot higher Which means I think that’s kind of a form of competition almost in their head, but I really think An opportunity here is double close.

Ron: Absolutely. What do you think about like, I think one of the, and what we’ve seen a lot. I would maybe target a double close. But what I’ve seen a lot is like the minor subdivide opportunity. Because you are outside of city limits a lot of times and you get these, like where you have four acres and you can split it up into three, 1.

3 acre lots. Yeah. And you can make a ton of money.

Dan: I think those will come naturally and just be ready for them. I don’t know how to target them.

Ron: No, I don’t think targeting them, but if you are offering 60%, 65 percent trying to double close something like that, and you find some of these minor subdivides, these one acre lots are selling for 70, 000 where four acres is selling for like 110 and you can sell that for three of those for two, whatever the numbers work out to be.

Dan: Yeah. And there’s different ways to tackle them. Um, and how you tackle them is going to Change based on your strategy. So if you’re double closing, which I would, I would personally do a whole, you know, campaign of trying to wholesale. Yes. A whole mailer with an offer. And a 90 day close or something just to gauge there is no competition in space.

There’s no competition. I, I really think there’s something to this and then, I mean, test it out a little bit and then test out offering 50 percent so you can tackle it with a deal funder. I think there’s a ton of different ways you can go, but the cool thing is there’s very, very, very little competition here.

Ron: Most of the stuff we have a ton of data on. This is not one of the niches, if you want to call it that, that we have a ton of data on. So I think there’s so many high six and seven figure deals. There’s just a, there’s Offering cash to these people who have never got cash offers who own four acres inherited.

That’s 120, 000 and you’re offering them 120, 000. You offer that fast cash.

Dan: One county removed from these cities are going to have offers. Butler County, Claremont County, they’re going to have gotten offers.

Ron: For sure.

Dan: You start going to Chattanooga and like Cincinnati and excluding Cincinnati, maybe trying to attack those.

They have not. You think the pricing is really important? Like you, if you’re, if you’re trying to offer 60 percent or 40%, whatever the number is. I think you want to be pretty darn close. I’ll test. You remember we did Asheville and we Trump cause we’re trying to build an Asheville and uh, find some land.

We got a crazy response from there. I don’t think it was priced overly. I think I split it up pretty well. We priced market value. I remember those conversations. Well, you got HOA things and then the slope in that area. It was tough area, but we got a lot. We could

have gotten a ton of responses. Yeah. If we really focused on that, we would have.

Cause we were trying to build our own cabins on there.

Ron: We had a salesperson taking the calls too. So it wasn’t like us. So it was a little more difficult. Um, but, uh, I did not price those on market value, but I remember you telling me like price 70, 80 percent of market value cause we were trying to actually build on it, which never happened and we never bought anything, but it was a.

I guess that was one of our experience with the experiments with this. That was Ashfield, which is kind of like, Chatanooga.

Dan: We also done deals in Atlanta. Uh, we’ve done deals in Raleigh, North Carolina, very urban, uh, Atlanta, very close to Atlanta, the Metro. So we’ve, we’ve done a lot of deals here. We’re just not, they’ve come from us just naturally, you know, putting out our campaigns.

We’re not targeting this as much, but I, I know there’s something here.

Ron: I, I a hundred percent do. I think testing it out. I think testing these little things as you guys are becoming more Advanced land investors, as you’ve done a few deals, like there is less competition in these areas, which is crazy to say, but there is, there’s competition in rural America, some competition in rural America.

Two plus acres I guess you want to say and then in these cities in these more urban areas Less than an acre is what people are targeting There is a gap from these two to ten acre parcels and there are thousands and thousands of these parcels in a lot of counties

Dan: I would literally go to city or go to counties and cities and uh mid major nothing Nothing too crazy and I’d take the lamp or a polygon tool and just go around the cities and I think there’s something there Yeah, you can just take it out.

You start if you do start going one removed outside of knoxville, nashville You Cincinnati, you’re going to have similar competition I think.

Ron: That’s a good idea. So just literally drawing that tool. Cause we don’t have any, there’s no way right now.

Dan: Yeah. That’s how I demonstrated it in the tutorial when I was doing that polygon search the other day, I demonstrated by going into the city.

I’m just like saying, you don’t want city limits in this County, but you want everything else. And I just drew outside the city limits and then went all the way around it. You could do that every County you pull, really. You could, but yes, you definitely good. If it’s not desirable, you don’t like city limits, but if you’re, if you’re in a hot city though.

Like, uh, that’s actually growing. You we’ve done good city limit deals. Exactly. It’s, it’s the declining, highly restricted declining cities where no one’s building is where it’s an issue.

Ron: Curious how people are going to take that. We, I feel like the last month or two, we’ve been talking about so many different strategies and that’s the coolest thing about this business model.

It sounds like it’s just land flipping. It’s just this, but there’s so many different. Ways you can take this business model. So I’m, I’m excited to see how people take this.

Dan: Go into a highly populated County. It runs at four to 500. It might be 1200 and just circle around. You look at it on a map first on satellite, look at how much of it’s concrete and how much of it’s green, right?

It’s that simple. If over. You know, 50 percent of the county is, you know, green. And most of the time it’s going to be like really like lots of land green. It’s not concrete jungle. You’ll be able to see it on a map. Use this, use the polygon search tool, select it, put your filters in, see what kind of results you get.

You target those outside cities like that. I’m telling you Midwest sounds really good for this. I think Midwest would be good to start. Um, I don’t think I would do it in Cincinnati knowing the city personally. Uh, I think, uh, area like Nashville. Knoxville, Tennessee. Um, Atlanta’s in two counties though.

What I think the Western counties less populated go outside of that because Atlanta covers two counties, I believe. Yeah. What else? I mean, you can really do this. I like,

Ron: Look at the list of top 50 cities in the country. Look at the County. See if it makes sense. Look where counties get real fast or cities that get real pretty quick.

Yep. You know, like a, okay. Concrete jungle. And then you got rural. Some of them might be suburban. Like we’ve done our Atlanta deals were three acre lots. Like. Suburb just in a normal suburb, but all the lots were three acres and we made like 60, 000 on both deals.

Dan: You know what you could also do is go outside of a city and not even thinking of a county like get the whole county thing out of your mind and just On the polygon tool.

It’s gonna be a little bit. It’s gonna so if you have a county east you’re gonna get Some of the Western part. So maybe you go outside the city limits and you’re going, or outside the county, that’s actual city as, and you overlap it a little bit and you get the East part of the next County that’s to the right of it.

Right. And you’re just going around the city like that. Instead of actually going from County to County, I think that’s a better way to target the outskirts of a city than looking at the County. I agree. Cause if you’re doing targeting Cincinnati, you also have Northern Kentucky right here also. And if you’re going, if you’re not going outside, if you’re looking at it from a County, you miss all this other land around.

Ron: Yeah.

Dan: You know, you can go to Claremont and go to Southwest Claremont. and you can just draw a circle outside the city limits. That’s a good idea. I like that. Yeah. I feel like we’re missing too much from thinking of it like County in this converstation.

Ron: I agree. Yeah. I go outside of cities, get a little closer, uh, push your population density a little bit.

I think that’s it. You got anything I’ve said?

Dan: No, I think you guys can hear we’re brainstorming on this cause it’s nothing we’ve targeted, but guys, these are six seven figure deals here with very little competition. We’ve done a lot of them. Just not intentionally targeting them and there is no competition.

And if you guys can figure out a way to do this blind offers, try some neutral letters, try some ranged offers, text, all the combination and you know, try some double closing targeting along with priced offers. I think Ron, but I don’t have too much to add. If you guys haven’t looked into this. I would definitely.

I think there’s a ton of room and I’m telling you, someone’s going to make a

lot of money doing this.

Ron: Awesome guys. If you’re watching on YouTube, hit the subscribe button below, like this video, leave us a comment. If you’re listening on Spotify or Apple, share this with a friend, leave us a review on there.

Other than that, thank you so much. We’ll see you next time.

Dan: Thanks for joining guys.

As always. Thank you for joining. Please do us a huge favor and like, and subscribe our YouTube channel and share this with a friend. It really means the world to Ron and I, but more importantly, it could help change the life of someone else.

Thanks for joining and we’ll see you next episode.

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