Hi guys I’m new to the community here. Land flipping/investing/wholesaling is an idea that came on the radar a few weeks ago through a podcast I listened to and since then my IG algo is nothing but land gurus (it seems like a bottomless well 😅). I’ve gone down the rabbit hole a bit now of books/podcast/free trainings etc and am evaluating the fit of doing this on the side with my wife. A few things I’m curious about for those here with experience if willing to share… 1. What do you enjoy about the work of building this business? 2. Where do you feel you add the most value to the partners you work with? The context here is I’ve heard house wholesaling has a reputation of low balling old people who don’t know the value of their home or are in a jam. I’m curious if the wins more in the “information asymmetry” bucket or in a way that feels more like all benefit. 3. What’s most challenging or frustrating about this business model for you? Thanks!

☐ Confirm zoning + minimum lot size ☐ Verify legal access for every parcel ☐ Check utilities (or confirm off-grid viability) ☐ Price out survey + plat map ☐ Identify minor vs major subdivision ☐ Validate end-buyer demand + pricing ☐ Choose your exit before you buy ☐ Underwrite for a 6–9 month timeline Rule of thumb: ☐ Post-split value ≥ 1.8× total costs → move forward Subdividing isn’t risky. Guessing is. Comment “Done” if you’ve already completed a subdivide deal, or “Learning” if this would be your first one.🚀👇🏻

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?

What platforms are you all using for signatures and contracts? I’ve tried PandaDoc and SignNow, and personally I prefer SignNow so far. I’d like to hear what everyone else is using and why. Also, I’m working on getting my Skool level higher, so likes on this post and my follow-up comments would be appreciated. Thanks!

Name: Kay Walker 📍Location: Charlotte, NC Background: IT Project Manager turned STR operator — built a pretty large short-term rental business across NC and GA, scaled it over almost six years, and somewhere along the way realized I'd built golden handcuffs for myself. Huge staff, huge overhead, and a business that was taking energy instead of giving it. So I burned the boats (sold a portion of it), went all in on land in 2024, and genuinely haven't looked back. Current Stage: Full operator mode — in-house direct mail (I design, print, and produce everything myself out of my Charlotte offices), taking title, doing light improvements/value add, and creative finance on the acquisition side. Creative finance in particular has been a game changer, it's opened the door to larger deals and reduced capital costs in ways that straight cash offers just can't. A big focus of Q1 this year was bringing dispositions fully in-house, and that overhaul took real energy... but it was absolutely worth it. Removing that outside dependency has eliminated so much friction, kept more money in the business, and made the whole dispo process move faster. Vertical integration is real. I'm also a licensed NC broker, which helps more than people realize. Still intentionally lean on the team side, and I like it that way (Me, local TC + part-time mail guy). I focus on mid market deals, from $40k to $600k range (market value)... My business (and small team) is extremely localized, which I think is one of my advantages. My weapon of choice: Direct Mail 💌 (always has been) 90-Day Goal: Tighten my dispo process and cut my average days on market significantly — I know it's a bottleneck and I'm locked in on solving it. Biggest Challenge Right Now: Building systems fast enough to protect my time without losing the quality control that got me here. That tension is real. What I'm Looking For: Community, honestly. I believe deeply in operating from a place of contribution — showing up to add value first, not extract it. Since jumping into land, some of the most incredible people I've ever connected with have come through this journey — especially women entrepreneurs I would have never crossed paths with otherwise. That alone has made it worth it.🥂