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I'm looking to hire my first full time texter for smarter contact. Does anyone have any recommendations on where they look to hire reliable talent for this position? Or if they are no longer using their texter, I'd happily take them on. I put an job posting on Upwork so far, but would like to see where other people have found success.

I am trying to hone my skills on comping land because it saves time and energy when done right. Any tips or secrets are greatly appreciated.

Active land investing is brain damage. I don’t care how “easy” someone says it is — if you don’t measure the cost on your brain, it will break you. Here’s the standard I personally require for it to be worth it: - Business maturity: I disappear 2 weeks and it still grows. You need an AM/Sales manager who is self-sufficient and a killer OPs guy/gal for this. - Outbound: 1 deal per ≤60 leads, ≤$3,500 per deal - Inbound: 1 deal per ≤15 leads, ≤$4,500 per deal - Close Rate: 5%-8%(great) - ROAS: 4**–6x** or it’s noise. Fix it before adding a new channel. - Cash Conversion cycle: (**Flips) - <160 days, (Minor subdivides) - <200 - Revenue per employee: ~$150k/year - Profit margin: 35%+ under $2M (profit > revenue) - Deal size: $20k+ average, or you will hate your life. Infill lot guys will know the pain of doing $4,000 profit deals. It’s NEVER worth it, despite what a guru in Miami says. - Simple Scales, Fancy Fails: I do one thing incredibly. I flip land in these five states is better than “I flip land, sometimes I do mobile home developments, and entitlements.” Getting really good at ONE thing early helps you reach your goals. - KPIs: Your operational and financial KPIs can be pulled up within 5 minutes of request. If active income doesn’t hit these numbers, it’s not a business — you’re an overworked, glorified freelancer. P.S. - Everything worth doing is brain damage.

I locked up a 4 acre parcel in Wittman Arizona (Maricopa county) at $12k. sold comps are $17-$19k. I was initially thinking to wholesale it and make $5k-$6k but I do have someone via fb marketplace saying they would be willing to finance it for a total of $28k with $3k down and payments of $500/month. Has anyone ever gone through setting up owner financing and if so how much did it cost you to have the docs and process facilitated by a real estate attorney and or title company?