Land Investing for Beginners: 7 Costly Mistakes to Avoid on Your First Deal

7 land investing mistakes that almost cost me my first deal — and how I turned a potential $6,000 loss into $20,000 profit.

I was 3 days from closing on a 2-acre infill lot in Santa Rosa County, Florida. Had a buyer lined up. $5,000 assignment fee locked. Then my buyer's title company called: "Did you know there are wetlands on this property?"

My stomach dropped.

In this land flipping breakdown, I walk through the exact mistakes I made on my first deal — and the 7-point system I built to never repeat them.

Here's what you'll learn:

✅ Mistake #1: Why falling in love with a property kills your objectivity

✅ Mistake #2: How to run proper land comps (most investors do this completely wrong)

✅ Mistake #3: The 7-point due diligence checklist that would've saved my deal

✅ Mistake #4: Why wholesalers overpay when they switch to land investing

✅ Mistake #5: Why mobile home designated infill lots are absolute gold

✅ Mistake #6: The 90-day pricing rule that stops emotional decision-making

✅ Mistake #7: How to identify 3 exit strategies before making any offer

The seller's response when I asked about the wetlands? "Oh yeah, I knew. But you never asked."

In Florida, they had no legal obligation to disclose on an as-is purchase. That was completely my fault.

I renegotiated from $25K down to $19K. My original buyer walked. But I eventually sold for $39K — turning a near-disaster into $20K profit.

The risk isn't land investing. It's land investing without a system.

In the 3 years since that deal, I've completed hundreds of transactions averaging $37,200 profit per deal. Every single one, I ask myself: am I making any of these seven mistakes?

If yes, I walk away.

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