Land Flipping—What’s Your Experience?

Question

Hi everyone—I’m based in Western North Carolina and have spent about 20 years in construction. I own rental properties and am exploring land flipping as another way to build income.

I’ve been learning about The Land Geek approach and would appreciate connecting with someone who has firsthand experience—with that program or a similar land-investing strategy.

I’d love to hear how you got started, what’s worked, what you wish you’d known earlier, and how the actual time commitment and returns have compared with your expectations.

Would anyone be open to a quick 15–20 minute phone call? I’m happy to work around your schedule. Insights here in the thread would also be appreciated!

Thanks,Jimmy

James Bennett · Answer

Land flipping is quite different from the buy-and-hold investing I’m used to. Over the past month or so, I’ve been building a “land buying engine” using AI to identify potential properties and draft offer letters to owners. After working through the kinks, it’s becoming a solid system.

My next step is getting legal advice to make sure my offer letters, mailing process, and overall approach are sound. My research has raised questions about state business registration requirements and newer wholesaling laws that may affect how I structure purchases and resales (even though I technically not wholesaling).

There are bootcamps that teach this model, but I’m not comfortable spending $7,500 on a program right now. That’s what led me to build my own system with AI. I’ve learned a ton and feel like I’m heading in the right direction—I’d just wish I knew others doing this so we could compare notes and brainstorm. I get it though, a lot of time and thought goes in to a model that you don't just want a "competitor" to come in a take.

Hopefully, after I’ve closed a few deals, I can be that resource for someone else. For now, I’m putting in the work and learning as I go.

Henry Clark · Answer

OP. Went and watched a podcast on the Land Geek. Solid approach. Don’t have firsthand info on them.

My brother did Off List tax sales for just land in Texas and did great on the deals he did. Each state will be different. Texas you take possession if just land in 6 months. Houses 2 years.

We do development for self storage and country subdivisions. Some of our learning points will apply to you.

• More road access the better. Easy to subdivide
• Try for the side of town or county towards the next larger town or rec area.
• Look for Nasty. Could be a wet swampy area, rocky, or a trash pile. Either fill in the swampy area or dig out for a pond. If Rocky then level for free if someone needs fill dirt. Or if same ground fill in the swampy area.
• Old house or trailer with 10 to 30 acres. Parcel and sale.
• Off List tax sales. Check your county and cities. Don’t go to the Sheriff auctions. Not that the auctions are bad.
• People like water features, trees and boulders.
• People see a ditch. I see a pond.

More road access the better. Easy to subdivide

Try for the side of town or county towards the next larger town or rec area.

Look for Nasty. Could be a wet swampy area, rocky, or a trash pile. Either fill in the swampy area or dig out for a pond. If Rocky then level for free if someone needs fill dirt. Or if same ground fill in the swampy area.

Old house or trailer with 10 to 30 acres. Parcel and sale.

Off List tax sales. Check your county and cities. Don’t go to the Sheriff auctions. Not that the auctions are bad.

People like water features, trees and boulders.

People see a ditch. I see a pond.

Determine how much you want to invest. How fast you want to flip. Narrow your buy box to that. As you grow add to your buy box.

James Bennett · Answer

Thanks for entertaining my questions and for your thoughtful response. Right now, it's a grind and learning a lot. I've been pretty calculated in my years of real estate investing. The land flip is intriguing and am just doing my due diligence with it. Thanks again!

Jay Hinrichs · Answer

I fund land flippers and up until about a year ago things were very robust.. but its been tough sledding the last 12 to 18 months in the land flipping game at least for my clients. If I was in your local I would be honing in on Timber full stop.

James Bennett · Answer

Thanks for the quick reply and your insight - helpful!

Land Flipping—What’s Your Experience?

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