Mitch – Stop mailing to saturated counties and your business will improve. Your offer was good but there is too much competition. Why raise the offer? Just move to a different parcel size or a different county with less competition.

If you mail to Santa Cruz Cnty for 0 to 2 acre properties you will be making the same mistake. Look at 4 to 6 acre…[Read more]

Thomas – When I asked these questions this is what I got:

1. Source docs online or use Rocket Lawyer. I created my own from several good examples that I found online.
2. I prefer using Docusign or similar but some people can’t manage that. For them, I send docs via Priority Mail with a return, postage paid envelope. I tell them to sign two copies…[Read more]

Chris – When I am choosing a county I look at the number of listings as well as who is selling. I avoid mailing to counties where there are more than 4 or 5 listings from other land investors. I do not want to get into a price war with them to sell my land and I want my land to be the lowest priced land in the county. I simply choose a different…[Read more]

Austin – this will be different for everyone and maybe different for each county. I use an Broker to list my property for sale on higher value properties selling for at least $50K and up (comps approx $80K and up). There needs to be enough profit margin in the deal that I can easily pay the 6% to the broker and for that I don’t have to worry about…[Read more]

Hello Antonio and Allison and welcome to the Landinvestors forum. Make sure that you go through the training thoroughly. Good luck.

Jeff – QCD is appropriate when conveying the property within the family, from family to trust or from trust to family. These are non-arms length transactions. These types of transactions can have some problems built in if they are not handled by someone who knows how to create and record the deed. A QCD between two parties that are not closely…[Read more]

James – When I us RQPro I can get records by hitting the submit request button. This gives me the number of records for the filters I have chosen. I do not have to purchase records to see them. I can just click on each record and it will give me the APN. Then I can test that APN in PF or in TP247. I do this in any new county to check on…[Read more]

James – If you mail to a county with thousands of oil wells on small lots, then that is what you will get back. Rather than trying to sort out some with no oil wells during due diligence, you may want to look at counties that have fewer oil wells. I do that by looking at Google Earth. Just pick a county and zoom in. You can see them very easily.…[Read more]

Chip – Nice way to do business. Some sellers will not sign unless they know they will get paid on the spot. That is what I have my notaries do -> Hand then the envelope with a check right after they sign the deed. What you are doing will work most of the time. Just explain to the seller that “this is our process . . .” and talk them through it…[Read more]

Chip – that is a difficult one to filter. You can filter on Township, Range, Section. What I would try is to filter by zip code if you are wanting to pick a geographic area in the county. Zip codes may get you close. Then download the data and use Excel to narrow the APN range down.

Maybe Luke Smith knows a better, faster way. Anyone else?

James – Carefully go through all the training and make sure that you understand what to do. It is all in there. I like TX – many different markets to choose from. Make sure that any county that you are considering has land that you can actually find on PF or on TP247. Some data in those western TX counties are a mess. Also, be sure that you are…[Read more]

Jen – A plat map or a survey should verify that this is a legal road. If that doesn’t work you can make the purchase contingent on verification of legal access. Maybe the county thought you were trying to verify the individual’s address. They should be able to tell you if this is a county maintained road and what the name of that road is. Keep trying.

Hey Jessie, I missed this one. Here is what I do. If legal descriptions in the county I am working on are missing or too long (usually the case) I just make an abbreviated description using the data that I have. Here is the format that goes into my letter:

“2.5 acres in Hogback County, MO”

I use a formula to grab the acreage and county name then…[Read more]

Bryan – I look for counties with fewer than 40 listings for each parcel size. For example, I search listings for 4 to 6 acres (ie 5 acre parcesl) and skip the counties that have more than 40 listings. I don’t want to deal with a market that has more listings than that. I just move on to another county.

Each of us finds our own rules of thumb for…[Read more]

Chip – The only notification we get from RQPro is the number of records. The actual billing comes through LA. Easy math at 0.10 per record (plus 3.5% CC fee). You can see all data downloads on RQPro by logging on. Go to the upper RH corner and pull down the menu and select My Files. Then select Exports from the dropdown box. Record of each…[Read more]

Jessica – If I have good comps I rely on that data to set my offer price and my sales price. People will always want to throw stones. Maybe they want a lower purchase price or they just want to kill your deal. My experience is that if I have the lowest priced property available, I will get buyers to call me. Regardless of what a local RE agent may…[Read more]

Jessica – I try to stick with Rural properties. It makes everything easier. Like any other property you would have to find good comps for the property that you are looking at. Sometimes TP247 report will have some good comp data for sold properties (homes) in the area. The less rural the area, the more difficult it is to get land comps.

I have…[Read more]

Land.com and local Craigslist

Buck – no legal forms are included in LA membership. We each find or create our own contracts.

Mitch –

There are 76 listings on LW for 1 to 2 acre lots in Meadview. Lowest price is $2400 per acre. If you want to get noticed you have to be at or below that price. For even better exposure you would need to be the lowest price in Mohave County which is $2000 per acre.

There are 88 listings on LW for 1 to 2 acre lots in Golden Valley.…[Read more]