The Landman Show

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 offerThe 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.Follow Clay's SocialsLinkedin | Instagram | Twitter | Youtube Scale beyond hustle 🚀Learn to use land as wealth, resilience, and legacy 🔗 Join The Next Landman Challenge → HERE!---📘 DOWNLOAD THE FREE LANDMAN EBOOK + TEMPLATES Stop burning $50,000 per mistake in land. This is the field manual that fixed our 10 biggest leaks and turned them into predictable $25K wins. 👉 Get the FREE eBook + Templates here 👉 JOIN NOW my Landman Community in Skool CLICK HERE 👉 Apply for Private Coaching with Clay: CLICK HERE!👉 Apply to Get Funded On Your Next Land Deal: ...

Discover the transformative power of double closing in land investing. Learn how a simple phrase, 'I have two offers,' revolutionized Marcus' lead conversions. Navigate through scenarios for double closings, especially in challenging markets. Get practical scripts for finding supportive title companies and realtors. Explore innovative strategies for restricted states and mitigate risks with seller backouts. Real-life success stories underscore the potential for profit, scalability, and freedom in your land investment journey.

Discover the secrets of land subdivision as a profitable venture, transforming 80 acres into a $235K profit without the headaches of tenants or renovations. Learn why smaller parcels attract buyers faster and how road access is crucial to success. Get insider tips on key questions to ask county planners and how to finance deals without upfront capital. Explore the simplicity of flipping land by dividing it into marketable sizes, and understand why this strategy is a low-risk investment compared to traditional real estate.

I burned through $47,000 in 90 days doing "everything right." Mailers sent. Calls made. Offers out. And my bank account was hemorrhaging cash.Here's the scary part: most land investors are doing the exact same thing right now and don't even know it.In this episode, I break down the six KPIs that saved my business — and how two coaching clients went from broke and burnt out to $160K profit in 90 days by tracking them.Here's what you'll learn:✅ The 6 critical KPIs every land operator needs to track daily✅ Why activity doesn't equal results — and what actually drives revenue✅ The lead to offer ratio that separates desperate from strategic (hint: 30-45%)✅ How we cut one team's cash conversion cycle by 30+ days — letting them do twice as many deals✅ The 5-minute daily check-in that changes everything✅ Real case study: two partners ready to quit found three massive problems in week oneThose two guys? Their gross leads were fine — 180/month. But outreach volume was garbage. Talk time was under 2 minutes per call. Cash conversion was over 200 days.We fixed their CRM. Coached them on better questions. Switched title companies. Nothing sexy. But it's what actually moves the needle.You're not broken. Your market isn't saturated. You're just flying blind.The second you turn on the instruments, everything changes.📊 Download the Plug-and-Play KPI Tracker → https://land-man.kit.com/master-kpi-sheet-freeFollow Clay's SocialsLinkedin | Instagram | Twitter | Youtube Scale beyond hustle 🚀Learn to use land as wealth, resilience, and legacy 🔗 Join The Next Landman Challenge → HERE!---📘 DOWNLOAD THE FREE LANDMAN EBOOK + TEMPLATES Stop burning $50,000 per mistake in land. This is the field manual that fixed our 10 biggest leaks and turned them into predictable $25K wins. 👉 Get the FREE eBook + Templates here 👉 JOIN NOW my Landman Community in Skool CLICK HERE 👉 Apply for Private Coaching with Clay: CLICK HERE!👉 Apply to Get Funded On Your Next Land Deal: ...

If you're still playing on the land market following 2020 rules, you're going to lose.In this week's Landline Live, I break down exactly what's happening in the 2025 land market and how strategic investors are adapting to higher rates, tighter margins, and smarter deal structures.Here's what you'll learn:✅ Why the land market is stabilizing — not collapsing — and what that means for your strategy✅ The deal structures actually working right now (hint: owner financing and note deals)✅ How we're structuring terms: 5-10% down, 12-14.5% interest, 5-10 year amortization✅ Why promissory notes beat land contracts every time — and secondary buyers agree✅ Live deal review: Brian's 40-acre Florida survey hack and how to pivot when subdivision limits change✅ The regions where growth meets affordability in 2025We just got two note deals under contract last week. We're closing about 40 deals over the next four weeks. And we're offering terms on most of them because we know it moves properties faster — often for higher prices.Traditional lending is difficult. Buyers are asking for terms. Sellers who offer owner financing attract more buyers and sell faster.Quality over quantity. That's the play right now.This isn't tactics from five years ago. This is what's working today in a stabilized market.👉 CLICK HERE TO JOIN THE LANDMAN COMMUNITY. Follow Clay's SocialsLinkedin | Instagram | Twitter | Youtube Scale beyond hustle 🚀Learn to use land as wealth, resilience, and legacy 🔗 Join The Next Landman Challenge → HERE!---📘 DOWNLOAD THE FREE LANDMAN EBOOK + TEMPLATES Stop burning $50,000 per mistake in land. This is the field manual that fixed our 10 biggest leaks and turned them into predictable $25K wins. 👉 Get the FREE eBook + Templates here 👉 JOIN NOW my Landman Community in Skool CLICK HERE 👉 Apply for Private Coaching with Clay: CLICK HERE!👉 Apply to Get Funded On Your Next Land Deal: ...

I was grinding in house flipping and small multifamily. Doing everything the gurus told me to do. And I was broke.My wife lost her job. We were debating whether to pay the mortgage late so we could afford groceries.Then I discovered land. First year: $650K gross. Year three: pacing toward $3M in profit potential. Same business model — no tenants, no contractors, no bank loans.In this episode, I break down why flipping land crushes house flipping backed by real data, real deals, and hard-won experience from both sides.Here's what you'll learn:✅ Why there's 7x more opportunity per land investor than house flippers — the data will blow your mind✅ The $35K deal paying me $1,085/month with zero maintenance, zero tenants, zero repair calls✅ The APCP underwriting formula I use to evaluate any deal from my laptop✅ Why land has zero institutional competition — no iBuyers, no hedge funds, no Blackstone✅ How to get started with no experience, no investors, and almost no cash✅ Why motivated land sellers will take 25-50 cents on the dollar just to be doneWhile everyone's dog piling into house flipping, fighting over the same deals, competing with institutional buyers holding billions — there's a massive blue ocean in land most people completely ignore.No fluff. No guru BS. Just the numbers house flipping gurus don't want you to see.Follow Clay's SocialsLinkedin | Instagram | Twitter | Youtube Scale beyond hustle 🚀Learn to use land as wealth, resilience, and legacy 🔗 Join The Next Landman Challenge → HERE!---📘 DOWNLOAD THE FREE LANDMAN EBOOK + TEMPLATES Stop burning $50,000 per mistake in land. This is the field manual that fixed our 10 biggest leaks and turned them into predictable $25K wins. 👉 Get the FREE eBook + Templates here 👉 JOIN NOW my Landman Community in Skool CLICK HERE 👉 Apply for Private Coaching with Clay: CLICK HERE!👉 Apply to Get Funded On Your Next Land Deal: ...

Simplifying land contracts can lead to profitable flips. Learn the two crucial contracts you need: a purchase agreement and an assignment agreement. Discover a four-word clause that saved a beginner from losing $15K. Understand why a 90-day due diligence period is necessary for thorough research. Get insights on earnest money strategies to limit risk and a default clause to prevent lawsuits. With just five power clauses, you can significantly enhance your contract safety and efficiency in land deals.

Discover a game-changing approach to building a profitable land flipping business in just 90 days. Learn about the crucial Sell-Through Rate and why data trumps hunches in market selection. Uncover the secrets to finding high-profit counties quickly and assembling a powerful marketing list. Explore essential systems like CRM setups and follow-up strategies to maximize conversions. Plus, get tips on scaling your business, making fast offers, and effectively selling your land inventory for optimal profits.

Discover the pivotal mindset shift that transformed a stressed land flipper into a thriving business owner. Learn about the three mental traps that keep most investors stuck under six figures and why chasing the perfect deal can be counterproductive. Explore the essential concept of leverage—using other people's time, money, and systems to scale effectively. Hear real-life stories of struggle and success, and get practical steps to document processes, hire help, and escape the burnout cycle.

Most land investors are stuck holding inventory way too long.We went from an average of 220+ days under contract to sell, down by over 30% — without sacrificing profit.In this episode, Clay Hepler breaks down the 9-step system his team uses to move land faster, unlock more buyers, and scale beyond a single deal at a time.If you’ve ever struggled with unsold wholesale lots, dead listings, or rural recreational tracts that don’t get traction, this is how you fix it.Follow Clay's SocialsLinkedin | Instagram | Twitter | Youtube Scale beyond hustle 🚀Learn to use land as wealth, resilience, and legacy 🔗 Join The Next Landman Challenge → HERE!---📘 DOWNLOAD THE FREE LANDMAN EBOOK + TEMPLATES Stop burning $50,000 per mistake in land. This is the field manual that fixed our 10 biggest leaks and turned them into predictable $25K wins. 👉 Get the FREE eBook + Templates here 👉 JOIN NOW my Landman Community in Skool CLICK HERE 👉 Apply for Private Coaching with Clay: CLICK HERE!👉 Apply to Get Funded On Your Next Land Deal: ...