Real Estate Investing Mastery Podcast

What if you could have hundreds of realtors looking for land deals for you? You don’t need a big direct mail budget to make that happen. You need a phone, a simple offer, and consistent follow-up.
I call realtors with vacant land listings that have been sitting for six months or longer. Sure, I’d love to buy the listed property at the right price, but that’s not the biggest opportunity. I want that realtor to remember me when they find a motivated seller who needs cash and wants to sell quickly.
That’s why I’m willing to pay a 10% commission when an agent brings me a good off-market deal. Talk to five realtors a day, follow up every 30, 60, and 90 days, and you can build a powerful network of agents bringing opportunities to you. Pick a market, work the phones, build relationships, and keep following up.
What’s Inside:
—Finding opportunities through older vacant land listings
—Why I’ll gladly pay realtors a 10% commission
—Turning simple realtor conversations into long-term deal flow
—Why consistent follow-up is the key to this strategy

One of the biggest mistakes I see land investors make is overcomplicating the marketing. You don’t need some fancy system or a huge budget to start getting offers in front of sellers. I want to show you how simple this can actually be.
I walk through how I narrow thousands of vacant lots down to a highly targeted list, pull comps, determine my cash and owner-financing offers, and get an actual offer mailed to a seller. The cool part is I can send a handwritten-style first-class mailing directly through the Land Portal for just $1.97.
The goal is simple: send more offers. If you can consistently send 10 offers a day, five days a week, that’s about 200 offers every month. You don’t need perfection. You need activity that creates conversations and gets you closer to deals.
What’s Inside:
—How I narrow thousands of vacant lots into a targeted seller list
—How I quickly calculate cash and owner-financing offers
—How I send handwritten-style land offers for $1.97
—Why consistently sending offers creates traction

One of the coolest things about land investing is that you don’t necessarily need a pile of your own cash to do deals. I walk through a real 2.5-acre property and show you exactly how I structure an offer using owner financing and private money.
Instead of only giving the seller a low cash offer, I can offer a higher price with better terms. Then I can turn around and sell that same property with owner financing at a premium. The difference between what I pay and what I collect creates cash flow.
I also break down how private investors can fund the down payment and closing costs while earning a strong return secured by the property. When you understand price, terms, and financing, you can structure deals that work for the seller, buyer, investor, and you.
What’s Inside:
—How I structure cash and owner-financing offers
—Using private money instead of my own cash
—Creating monthly cash flow through financing arbitrage
—Why better terms can justify a higher seller offer

I love land investing, and I love technology. When you combine the two the right way, you can save a ton of time and focus your energy on the leads that actually have a chance of becoming deals.
I sat down with Phil Jones, a land investor and self-described tech nerd who built an AI-powered system to evaluate properties, qualify leads, and communicate with landowners at scale. His AI can have hundreds of conversations simultaneously while pulling property data, evaluating motivation, and figuring out whether there’s actually a deal worth pursuing.
The big lesson here is that getting more leads isn’t always the answer. Better data and better qualification can make all the difference. Phil shows how AI can help you eliminate bad properties sooner, build better rapport with sellers, and spend more of your time working on deals that can actually make money.
What’s Inside:
—How Phil uses AI to communicate with up to 1,000 landowners
—Why better lead data can save hours of wasted work
—Using AI to evaluate properties before talking with sellers
—How technology can streamline land deals from lead to offer

I’m taking you behind the scenes as I analyze a vacant lot and make a real cash offer. No theory here. I’m looking at actual sold and active comps, figuring out what I think the property can sell for, and working backward to determine my offer.
The numbers suggest this 1.14-acre lot could sell for around $49,750. After factoring in my desired profit, realtor commissions, photos, and closing costs, the spreadsheet says I could offer around $30,000. But I have a simple rule for properties under $100,000: I usually start around 50% of value. So I’m sending the seller a $25,000 cash offer.
I also show you how I create the offer letter, attach a proof of funds letter, and send it in a way that builds credibility. You don’t need to overcomplicate land investing. Learn the numbers, make good offers, and get them in front of sellers.

What’s Inside:
—How I use sold and active comps to estimate a vacant lot’s value
—Why I’m offering $25,000 on a lot I believe could sell for $49,750
—How I account for profit, commissions, photos, and closing costs
—Why proof of funds can give your cash offer more credibility