All Forum Posts by: Andres Montbrun

Hey Robert, great question! I mainly focus on out-of-county opportunities myself and have found a multi-layered marketing approach most effective. After pulling data from county records and GIS systems, I thoroughly clean and refine those lists before skip tracing to enhance accuracy and avoid wasting resources.

My typical workflow prioritises cost efficiency and impact:

1. SMS Text Campaigns – Quick, cost-effective, and easy to scale. Usually gets immediate feedback on interest levels.

2. Email Marketing – Targeted emails help nurture leads that are responsive to digital communication.

3. Ringless Voicemail Drops – Effective at sparking interest without immediate pressure; lets prospects engage on their terms.

4. Cold Calling – Although more resource-intensive, it's powerful for warm follow-ups or prospects who show high motivation.

5. Direct Mail Campaigns – Reserved as the final step; though more expensive, this reinforces credibility and captures leads unreachable by digital methods.

Tracking everything systematically in my CRM helps me maintain a clean pipeline, ensuring that every dollar spent counts.

I’d love to hear if you're using similar sequencing or have discovered any unique tweaks along the way!

Hi Paul, I've been following your thread with interest and wanted to throw in a few thoughts that might help scale your marketing efforts. I'm considering the possibility of funding some of the marketing directly, but before taking any steps, I'd like to get a clearer picture on a couple of key points. For instance, what sort of reporting or transparency measures do you have in place regarding your campaign results? Are you tracking detailed KPIs like cost per lead, conversion ratios, and overall ROI from your mailers? Knowing how you monitor and adjust your marketing spend will be critical in making sure any funding complements your existing system seamlessly.

I’m also curious about the average turnaround on your campaigns—how quickly do you see results, and is there an established process for recalibrating your approach based on performance data? I believe having a solid framework for performance measurement could be a game-changer for scaling further, as it ensures that every dollar invested is optimized for maximum return.

If you’re open to a deeper conversation, feel free to DM me. I’d love to chat about the specifics and see how we might work together to boost your marketing without the usual equity sacrifices. Looking forward to connecting!

Hey Kael — welcome to the land game!

I'm also focused on land, currently active in Florida markets with some systems in place for sourcing and evaluating deals (direct mail, blind offers, range letters, etc.). Great to see someone else diving in with intention — and building meaningful connections.

Happy to swap insights, systems, or even look at co-marketing or buyer sharing if there's synergy. If you ever have land leads in Florida you want to JV on or if I have buyer interest in UT or AZ, would be great to collaborate.

Let’s definitely connect — feel free to DM me or drop a line!

Andrés M.
Terriq | Land Acquisition & Disposition
📍 Currently focused on FL, expanding soon
📬 terriq.com

#LandInvesting #WholesalingLand #DirectMail #Networking

Hey Janea, you're right that land purchase agreements can vary quite a bit depending on state-specific laws and local disclosure requirements. A good starting point is to check out sites like Rocket Lawyer or LawDepot, which offer customizable agreements and state-specific legal documents. These platforms can help you get a draft that’s tailored to your location and needs. Also, consider consulting with a local real estate attorney to ensure everything complies with local regulations. Let me know if you need any more pointers or have further questions!

Hi Donald, This is an intriguing opportunity. In my experience, the approach really hinges on the frontage and the feasibility of subdividing the property. If the land has ample frontage and favorable zoning, breaking it up into half or one-acre lots could generate a faster, solid return. On the other hand, developing a dream home might add considerable value if the layout is more suited to a single, expansive build. I'd be curious to learn more about any subdivision restrictions or additional costs associated with development. Feel free to reach out if you’d like to discuss this further—I’m always open to sharing insights and exploring options!

Hey Kwanza, thanks for kicking off this thread. I’ve been in the land investing space for a while now, and I completely agree—doing your homework is key. It’s not just about finding a piece of land you love but making sure it has the essentials like proper water access and a soil profile that can handle a septic system. I've seen how crucial those perc tests can be in avoiding surprises down the line.

In addition, I've learned that it's important to consider the broader picture—whether you're looking at a long-term hold or planning to develop down the line. It 

pays off to look at the property’s potential from multiple angles, including the financing options available, as that can shape your entire approach.

I'm always keen to hear how others navigate these challenges and share what works. Happy to exchange insights and learn from everyone’s experiences here!

Adam, you’ve got a solid point. I'm also noticing that buyers are starting to push back on these inflated prices, and it's reshaping how negotiations are handled. I'm curious—beyond the obvious wage challenge, do you think we'll see a gradual soft landing in markets with solid fundamentals, or could there be a sharper correction in segments that are more speculative? It seems like investors might need to pivot strategies quickly if affordability remains a major hurdle. What's your take on how developers and investors can best navigate this environment?

In my experience, choosing the right out-of-state market really comes down to solid due diligence. I start by aligning macro-level data—job growth, population trends, and rent-to-price ratios—with local insights from trusted contacts. Tools like Rentometer, census data, and local market reports are invaluable for verifying the numbers. It’s also critical to check out landlord-friendly laws and economic diversity; these factors can make or break your cash flow potential.

It's wild how much inventory has spiked in Florida—definitely shifts the power toward buyers. I mean, a 7% mortgage rate might sound steep compared to the lows we just saw, but if you really dig into history, rates were north of 18% back in the early '80s. So while today's environment feels tough, it's actually not as crazy as it might seem in a broader context.

That said, the sheer volume of homes on the market is really pushing sellers to negotiate hard, which could mean some great deals for those who know how to play it. Personally, I think this is a golden moment for buyers to re-evaluate what they're willing to pay, while sellers might need to adjust their expectations.

I'm curious—how are you all factoring this historical perspective into your current strategies?

In my experience, whether you go through wholesalers or stick with MLS/realtor-sourced deals really comes down to your comfort with the numbers and timeline. Wholesalers can sometimes offer a sharper discount, but those deals often carry extra fees and tighter inspection windows that can add stress—especially if you're planning a renovation to rent out.

When I'm evaluating a deal for a rental flip, I focus on the long-term cash flow and overall value-add potential, regardless of where the deal comes from. It might be worth comparing both channels to see which gives you the most favorable margins without the extra hassle.

Curious—what's been your biggest challenge in sourcing the right deal?