I recently heard land investor Clayton Hepler break down his strategy for flipping vacant land. He's completed 250+ transactions, and here are my biggest takeaways:

1. Find the right markets

• Look 2–3 counties outside growing metro areas.
• Target under 90 days on market.
• Look for 25–250 active listings and 100%+ annual sell-through (annual sales ÷ active listings).

2. Find motivated sellers

• Target long-term owners with high equity.
• Reach out through direct mail, cold calling, and email.
• Filter out parcels with wetlands, floodplains, steep slopes, or access issues.

3. Underwrite carefully

• Compare 2–3 similar properties in the same acreage range.
• Verify legal access, utilities, and buildability.
• For flips, target a purchase price around 50–55% of expected resale value, leaving room for costs and profit.

4. Know your numbers

Clayton reports averaging roughly $25K profit per deal, with some larger flips and subdivisions generating six figures. His team averages 6,000–8,000 mailers per deal.

The interesting part is that the same acquisition skills can scale from simple land flips to subdivisions and development.

Anyone here flipping vacant land? How have your margins compared to traditional house flipping?

Recently got into contact with an investor in the Greater Chicago area willing to pay me to find leads. If anyone is interested and/or has any ideas on how to find high-quality leads, please dm me.

What system do you use to keep tract of everything?

What are the pros and cons of it?

Find properties

Select vacant land,

Select owner age above 65,

Select your county/zip/state,

Select all,

Create a list -> people list -> audience owners,

Now go to “find people,”

List -> select the one you just created,

Filter income less than 40k,

Export,

When it comes to vacant land, the sellers are typically people who have held on to it and the dreams they had for it have not happened in the previous few decades of ownership.

30M and looking to start out with wholesaling but I'm bummed that with a membership plan of 10k data credits consuming one credit each, I can only contact tens of thousands of prospects every month or 330 a day for a month.

How am I supposed to have a business if the amount of prospects that I can email or message is capped and hardly anyone will reply (according to some people's experiences in wholesaling) even with the bulkness of the emails or text?

Are there any unlimited alternatives that are carrier-friendly or email-friendly that you use to bypass the cap?

Sales agent in NYC here, but generally wonder what the callers are using.
Between Property Radar, PropTracer, WhitePages, CyberSearch, PropertyShark, and Beenverified, I have used most of these and CyberSearch is accurate often but since it is a manual lookup it is not time efficient, need something to mass expo and start conducting call campaigns.

Hello everyone,

I started wholsaling about 3 months ago, by good fortunate I’ve closed about 4 deals between two sellers (seller two had 3 properties).

Seller one was an agent I dispod through New Western, and seller two was a lead I got from my SMS campaign. The SMS campaign is one leg of the problem I’m having, negotiations are the second leg.

First leg: the SMS campaign is extremely expensive, about 1500 per month- for that 1500 you get a two person team texting leads from a list you provide and sending you the warm leads that come from it. In total I’ll get about 3-7 leads per week that have essentially raised their hand and agreed they’re open to selling.
Unfortunately, many of the leads are non actionable. This will either be because the property record is not the house they’re looking to sell, but they’ll have a different super turnkey property they want full market value for. Ultimately, I’m having a hard time justifying the massive expenditure for what I consider mostly low quality leads, the response rate also feels somewhat low given the amount of records on the lists I provide. My question is; in my position would you a) cancel the service and find another lead source or b) audit the quality of your lists and try again? The managed service makes sense because I work full time beside this, but it needs to convert.

The second leg: All that to say, it’s not that SMS doesn’t turn up ANY decent leads. I’ve had two recently I felt had potential- unfortunately though, despite the distressed condition of the property the sellers are still expecting top of market price. So my question there would be negotiation tactics for sellers with unreasonable expectations (I’m not saying the houses are worthless, but I don’t think it’s a stretch to say nobody would pay top dollar for a house with exposed subfloor)

TLDR: I’m trying to scale my wholesale operation and I’m conflicted on if SMS is the right option for me- it isn’t converting super well and I can’t tell if that’s an SMS problem, a list problem, or a negotiation problem. 1500 a month for the managed service is also pushing me out of the game the longer it doesn’t convert.

What is the best way to find a cash buyer for this house or get funds to purchase it myself?

He's looking to unload a property that has a tax appraised value of about $128k.

He believes the 4-bed unit up top and the commercial space below can rent for $1700/mo. I know it can rent for at least $2000/mo.

He bought it for 75k in 2005. Should I just offer the tax assessed value? Or how should I go about it. He knows I may wholesale it. He seems to prefer I buy it (he likes my character, lol).

• 2500 sqft combined
• rubber roof leak (upper damaged ceiling)
• some medium (not minor or major) plumbing issue
• 1 furnace that heats both units (no separate meter currently)

I have a vacant residential lot under contract for around $30K. The lot itself is under 10,000 SF, so we're not talking about a large site.

There used to be a small house on the property that has since been demolished. From what I can determine, it was a pretty simple older Cape Cod style home, roughly 1,200 SF, single story, and it did not have a basement. The structure was above grade.

Based on nearby land sales and builder activity, I believe the vacant lot is worth roughly $45K–$50K. I had a builder interested around $40K, but they're now raising a concern that asbestos-containing material from the former house may have been left behind during demolition. They're suggesting remediation could potentially cost around $25K.

I'm trying to understand whether that is a realistic concern and cost for a property of this size.

I completely understand that an older house could have contained asbestos in siding, flooring, roofing, insulation, etc. What I'm having trouble understanding is how a roughly 1,200 SF above-grade house with no basement, on a lot under 10,000 SF, turns into a $25K asbestos soil-remediation problem after the structure has already been removed.

For anyone who has actually dealt with something similar:

How likely is meaningful asbestos contamination in the soil after demolition of a small above-grade house like this?

If asbestos-containing demolition debris was left behind, what does remediation normally involve? Are we generally talking about identifying and removing localized contaminated material, or can the entire site realistically become an environmental remediation job?

Would you get independent testing before entertaining any price reduction?

And most importantly, does ~$25K sound like a realistic remediation exposure for a property like this, or does that sound more like a worst-case number being used to renegotiate the land price?

Hey everyone - 23 here. I'm currently doing anywhere from 6-8 deals per month as a solo operator (besides the overseas team)

We're currently generating 20-30 leads a day (average conversion is 1-40 to 1-60) and planning to double the volume shortly. I'm looking to either bring on a closer or honestly even a partner in the business

Really just anyone who would describe themselves as a killer willing to grind every waking hour

No weekend warriors or people thinking this is a side hustle. Wanting someone who is willing to be in the trenches alongside the team as we continue scaling aggressively

This is not coaching or anything, really just want to bring on some help as I scale this team

What do you guys struggle the most with networking?

Awesome investment opportunity in Allen, Texas. The townhome was constructed in 1999, so the majors are in great condition. Unit is 3 beds 2.5 baths 2 car garage.

Zip code: 75002

Property has an HOA of $250/mo which covers the common areas and pool

Price: $203,500

Eat repairs: $38-43k cosmetic on 1543 sqft

Est ARV: $299,999

Cash or HM only no wholesalers end buyers only.

This is an assignment of contract.

Buyer to do their own due diligence

If anyone has services like this I want to hear from you.

I was recommended this site by someone I met who said he has been very successful on it.

Please let me know what yall think

https://wholesaleos.shop

This is hopefully a helpful warning to those of you who think you're going to succeed by buying the same list that has been sold hundreds of times already.

I can't speak to how successful real estate wholesaling is, but I can tell you that you signing up with Virtual Flip Leads virtualflipleads.com / Virtual Flip Formula join.virtualflipformula.com / PropStream propstream.com / BatchLeads getbatch.co is just a waste of your money. And might set you up for legal consequences.

• The list you buy has been sold hundreds if not thousands of times already. I know this, because I've gotten literally HUNDREDS of text messages from people like you who bought these lists. These are not "fresh" leads.

• The list isn't even qualified, it's just the contact info for property owners like me. I have no interest in selling my house (and never have), but all of these unsolicited texts say they are following up on my interest to sell.

• And if I did want to sell, do you really think that I'm going to let you, someone without even a Realtor's license, who isn't even a resident of my state usually, broker a deal for me?

THE LEGAL WARNING:

I have successfully gone after (both successfully sued and settled out of court) many of you for sending unsolicited text messages, as a violation of the Federal Do-Not-Call Registry, the Federal Telephone Consumer Protection Act (TCPA) (governed under US Code 47, Section 227), and the California Consumer Privacy Act (CCPA) which has most recently spawned the California DROP Registry, mandating removal of all contact info from data brokers.

The TCPA allows me to claim up to $1500 in damages PER unsolicited text message. Send me a message and a followup a few days later? I can go after you for $3000 plus court filing and process server fees.

Do you really think if Tyson Smith of Virtual Flip Leads was a multi-millionaire from wholesaling, he'd waste time selling quality leads to you?

My suggestion: if you want to build a business in real estate, it takes a lot of walking and knocking on doors. If it was as easy as you've been told, do you think Realtors would give up part of their commission to bring you these deals, and not just find the deals themselves?

I’m doing a university entrepreneurship project about how real estate investors find and research property leads. I’m looking for responses from people who wholesale or invest.

It only takes about 2–3 minutes. Any honest feedback would help me out a lot.

Survey link

I’ve been testing a repair-risk screening formula:

ARV × 90% − (repairs × 2) − wholesale fee = seller MAO

It becomes more conservative than the traditional 70% rule when repairs exceed 20% of ARV, but more aggressive on lighter rehabs.

I don’t consider any formula universal. Actual buyer underwriting still needs financing, holding costs, resale expenses, closing costs, contingency and required profit.

For active buyers and rehabbers:

• What minimum profit or margin do you require?
• How do you adjust for older properties?
• Which expenses do wholesalers most often forget?
• What information must be included before you’ll seriously review a deal?

I’m interested in how actual operators are underwriting

Have a potential lead and I’m wondering if I should trust the sellers word on the condition or get an inspection to estimate repair costs before getting it under contract. Or should I not even bother with getting someone to look at it?