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Last month's Dispo Decoded Workshop kicked off our Disposition theme for July. As we head into the final stretch of the month, I'm already looking ahead to what's next: sales and closing with sellers, the stage before dispo even starts. You get a seller to agree on price. Then three days later they go dark. Or their spouse calls, or they need to "think about it" again. Agreeing on price is not the same as closing the deal. There's usually something else sitting underneath, a spouse who hasn't signed off, a fear about taxes, a nephew telling them the offer's too low. Miss it, and it kills the deal later. Sales and closing pulled 25% in our last poll, the second biggest struggle in the community, right behind Disposition. As I’m building the next workshop, I want to know exactly where it's breaking for you. What's your biggest struggle in sales as a land investor?

Does anyone have or know if this community offers the contract the buyer has to sign when I already have a contract signed with the seller. I know that once both contracts are signed I need to send them to the title company... Also any recommendations on title companies for land in Cape Coral FL that are friendly with wholesalers?

A few weeks ago I asked everyone one question: what's the number one problem in your land business right now? I expected lead generation or market selection. The sexy stuff. Instead, almost everyone said the same thing: DISPOSITION. Properties sitting, cash not coming back, deals that looked great on paper locking your capital while the next opportunity passed. This is exactly what happened to me early on. There was no framework or strategy before I bought. Just hope and hustle... and hope is not a strategy. A lot of you are actually buying good deals. The problem is you're making exit decisions after you've already closed, instead of before. We took one operator from 95-day closings to a 40-day average without touching their deal flow. Over a year, that nearly tripled their deal count without spending another dollar on marketing. That's what I'm covering in the Dispo Decoded Deep Dive Workshop on June 29th, 7pm ET. #DispoDecoded. 2.5 hours. You bring your inventory, we map every deal to the right exit, run your listings through a diagnostic, and build the cash recycling math on your numbers. If your bottleneck is selling, this session is for you. Sign up using the link here: landman.io/dispo-workshop-register $9 once-off gets you in.

I am Aprill Ralowicz, Aprill with 2 Ls. I live in The Other Smithville in Texas - south of Bastrop, in the middle of Rosanky. Background: I have delved in real estate investing off and on for several decades. I am yet to make my mark. I joined Landman Community to have the opportunity to complete land deals so that I can supplement my income and raise funding for a Micro Resort that I am developing. I have done a few SFH deals. It will be great to do at least 1 land deal per month. 90-Day Goal: $15,000. My Biggest Challenge Right Now is locating ready buyers in a hot market (any market for that matter). I’m Looking For JV partners, and accountability.