I’ve done about a dozen deals, the quickest sold in 1 day, and my longest was 12 months. Really hard to forecast as raw land isn’t a very liquid market and market dynamics in a particular county can change when you are investing there.

Same issue here. I have a wonderful title agent, but super slow and expensive.

Will let you know if I find a better one. Please do the same.

I would – unless you have a large database of buyers who can close at that level.

I had a parcel that I was purchasing for $10K and took it to a broker and in 1 day he had a buyer for $145K, only problem was there was an old easement issue that would have taken 6+ months to fix, if it could be fixed at all, so the deal fell apart.

Moral of the…[Read more]

Hi Pete, always use what is on the vesting deed. The legal description on the website is an abbreviated description.

I’ve been using Pat Live for my most recent mailing. It was nearly 3000 pieces and I’m too busy to deal with all the messages, although we’ll see what the bill ends up at…

So far I’ve been happy with their service. It’s nice to get emails with solid leads.

Thanks for bringing up this topic, I know it’s been on my mind a bit.

I’ve thought about this and come to a few conclusions for my own business….

– As Kevin said, there will always be competition. I just need to get used to that.

– Competing on price is never a good idea for any business, so I do I differentiate in other ways? One, make my…[Read more]

Hi Richard, those numbers are about right on. A few additional costs you will encounter, notary fees (I’ve paid anywhere from $20-80 per signing), USPS priority mail for sending deeds and checks to notaries and recorders ($6.65 a pop), and recording fees (I’ve paid between $12-65 per recording depending on the county).

Thanks Mike, I think I’ll call around to some title companies BEFORE I even mail a county. Unless I’m profiting $20K+ on a deal, it’s hard to justify $2800-3000 round-trip for title fees.

Hey man, buying and selling real estate without a broker and title agency can be daunting, but once you complete your first deal it will feel much easier. You got this.

Send out some mail, get some accepted offers, and just pick the best one with easy access and simple ownership so the deed process is easy. Once you close the purchase, record the…[Read more]

I’ve bought and sold small acreage properties in rural areas near metro areas. All cash, not on terms. I’ve done really well on those, they were nice areas and beautiful properties. All were UNDER 1 acre.

I’ve done both. I’ve negotiated on deals and still tripled my money. When you are working in a county for the first time, it’s impossible to have perfect pricing on your offer, and if you are completely inflexible, I think you loose out on good deals.

That said, I don’t waste my time with people trying to get market value….

I copy and paste the words into MSFT Word and tweak those issues.

I’ve sent 3 mailers, each were between 850-1600 offers. I spaced them a month apart. I work a full time job and the response is manageable. A good amount of people contact you to negotiate or kick the tires, it’s up to you how much to engage with those people. Those conversations tend to take the most time….at least that’s what I’ve found.

I wouldn’t buy that either. Buy from one neighbor and try to sell to another. Sounds like a good way to tick everyone off.

Love you commentary. Hilarious.

Hey Nick, I did a similar thing with even smaller (sub 1 acre cabin lots) in a Mountain sub division.

In my limited experience, I’ve seen the higher price per acre work with small acreage property, but things like access and attributes become crucial the smaller the lot.