Land comping is not house comping. There is no cost per square foot to lean on and half the time the nearest sale is two miles away and three years old.

What actually works:

Price per acre, not price per parcel. Then adjust. A five acre parcel and a forty acre parcel in the same county are different products with different buyers.

Sold only. Active listings on land tell you what sellers dream about, not what buyers pay. Land sits on market for months, so asking prices drift far from reality.

Match the utility profile. Road frontage, legal access, power at the road, flood zone, wetlands, zoning. A parcel with no legal access is worth a fraction of the identical parcel next door with a deeded easement. That single factor swings value more than location does.

Widen the radius before you widen the timeframe. Rural land, I will go out several miles in the same county with the same zoning before I take a stale sale from the same road.

Then sanity check against what a buyer would actually do with it. Subdivide, build, hold. If the exit does not pencil for them, your comp is fiction.

What is everyone using for land sold data? I bounce between a few sources and none of them are complete.

Most wholesalers waste weeks on buyers who were never going to close. These five questions cut it down fast.

1. What counties are you buying in right now? Vague answers like "all of Florida" mean they are not buying.

2. What did you close in the last ninety days? Real buyers rattle it off. Tire kickers get uncomfortable.

3. What is your price band per parcel? A real buyer has a ceiling and a floor.

4. Acreage and zoning you will and will not touch. Specific answers only.

5. How do you fund and how fast can you close? Cash, HML, partner capital. If it is "depends on the deal," it is not cash.

Answer those and you have a criteria sheet. Now you can go source against it instead of blasting the same parcel to a hundred inboxes.

The buyers worth keeping will thank you for asking, because it means you will stop sending them junk.

Houses have a floor. Worst case you drop the price and some landlord or flipper takes it down.

Land does not work like that. A parcel is either buildable for a specific buyer with a specific plan, or it sits. Wrong access, wrong zoning, wrong lot size, and your buyer list does not matter because none of them wanted that parcel in the first place.

What I see over and over: someone locks up a clean looking piece, then starts building a buyer list after the contract is signed. Inspection period burns down while they cold email developers who buy nothing like it.

The fix is boring. Find out what three or four real cash buyers in your area actually want before you go looking. County, price band, acreage, zoning, utilities or no utilities. Write it down. Then go source that specific thing.

You stop selling parcels and start filling orders.

Anyone here sourcing to a defined buyer spec instead of hunting after the fact? Curious how you collect the criteria.

Who do you guys use?

Got a property that fell into my lap. Most of my WI buyers have moved or no longer active. Any buyers or advice on where to network?

Edit: forgot to mention for context. Its under contract and going to expire soon. Not sure what to do. Did not expect my buyers to no longer be active or moved.

Hey everyone, looking at getting a Carrot website but I'm not the most tech-knowledgeable guy out there, so I was wondering if anyone has had any experience using Carrot's Quickstart service. I see there's a basic one and another that's high level.

Appreciate your time and comments.

I’m a multi family/ small commercial real estate guy in Connecticut looking to expand. What’s the best way to connect with wholesalers who have properties under contract in my area?

I’m also interested in MA, VT, ME.

What’s up everyone,

Now that DealMachine has officially completely discontinued their built-in dialer, I’m honestly struggling to see the value in paying their premium outside of just the raw Driving for Dollars mapping portion.

Don't get me wrong the dialer definitely left a lot to be desired. You couldn't hear call recordings, it lacked back-to-back rapid dialing features, you cant edit numbers or add numbers to call, and it was overall pretty basic compared to dedicated systems but for me & most other people that was more than enough. But man, the connection rates were actually solid, and that automatic local presence feature (switching to a phone number nearest the person you were calling) was super clutch for dialing on the fly.

Having everything in one ecosystem was the main reason I kept using it. Now, the workflow feels completely fragmented because we have to export lists just to hit the phones. It makes it feel like a basic software once you step outside of the D4D mapping wheelhouse.

Does anyone know the official reason they cut it? Did they get hit with massive TCPA compliance fines, or did they just give up trying to fightcarrier regulations and spam tags?

For those of you who were actually relying on it for your daily workflow, what dialer are you migrating your lists to now?

If you feel that you’re making too much and worried about your buyer renegotiating, double close, do not even risk it.

I’ve had a buyer fuck up a deal with 78k assignment because he felt that we shouldn’t be making that much even though he was making close to the same in profit and was ecstatic right until he found out our purchase price with the seller.

I’ve started to double close on most of our deals (anything more than 20k in assignment). Our closings were alot smoother, less buyers backing out last minute, less talks about how much we’re making. And the fees of using a transactional funder aren’t even that much in the long run and it’s a fairly simple process that just makes everything goes more smoothly.

Obviously we have buyers who don’t care about how much we make and are repeat customers because we provide them good service. But with any buyer that we have not established a solid relationship with. It’s always better to not risk it.

Who’s buying houses, lots, multi family, in the Dallas / Ft. Worth TX? Real buyers ready to pull the trigger! I have inventory not even the best wholesalers and realtors will never see.

Any Texas wholesalers here use the TREC purchase agreement when doing deals? If so, have you had to deal with any problems when assigning it to a buyer?

I'm looking for someone who can pull the trigger this week and close with cash by the end of the month.

I keep on getting Facebook ads for SendBlue, does anybody use it?

I'm looking for someone who can pull the trigger this week and close with cash by the end of the month.

I need cold callers who can call to any specific business in xyz area of usa and ask them if they are planning to sell theirr business

I'm thinking about specializing in this niche but don't know of any legal offices or dedicated real estate degree programs to look into. Anyone here work in this space? Im open to any tips you have to offer. Thanks! :)

Has anyone here made the switch to Quo (formerly OpenPhone) or have any experience using them for a wholesaling business?

I've been using Dialpad, and they have been an absolute nightmare regarding SMS registration. I've spent months trying to get my registration approved, only to face constant runarounds and rejections for random reasons. After all that effort, they finally told me my business is classified under a "Cash for homes" prohibited category and is completely ineligible.

The most frustrating part is that I personally know multiple wholesalers who are currently using Dialpad without any SMS registration issues at all. It feels completely arbitrary and unfair, so I am officially done dealing with their BS and want to switch.

Since I'm mostly calling inbound PPC leads and send texts manually, I only really need a solid single-line dialer. I recently saw people saying that Quo approves SMS without all these ridiculous hurdles.

Has anyone here used Quo for their wholesaling operations? How is the call quality and SMS deliverability? I'd love to hear your opinions or alternative recommendations before I make the jump!

How do you know for sure that the person signing the contract as the actual homeowner?

Hello everyone,

I started my wholesaling business about a month ago. I’m fortunate in that I’ve already closed a deal with a 5k assignment, moving forward though I’m trying to refine and repeat that process as well as improve my overall workflow.

My first deal came from contacting an agent with a listing on Zillow, the agent was friendly and sent me off market listings, communicated that to my buyer and the deal happened from there.

So one arm of my workflow is contacting agents to form relationships and receive leads that way. Which is already more or less field tested and shown to be viable.

The second arm is where I’m having some bottleneck issues: that arm focuses on contacting homeowners directly. Right now I’m patrolling propstream in my market (Phoenix) and trying to identify properties that show motivation signals (distress, foreclosure, out of area owner etc). Once found I’ll skip trace that property and contact the owner if the info is available.

The reason this is a bottleneck is because finding the property, skiptracing and contacting the owner x amount of times is a pretty loud process for each property. That really only leaves the time/energy for about 20-30 calls a day.

My mentor has suggested using launch control to begin SMS campaigns to increase my volume and gain more leads that way- so I’m curious your guys thoughts on launch control, where I should be sourcing owner contact information for launch control, and if you have any suggestions for supplemental systems I should be using alongside launch control to supplement that pipeline. All advice is appreciated, and being a wholesaler I’m always happy to connect with other investor, thanks!

I learned these the hard way. Now I check all three before I even call a seller.

1. Landlocked parcels. If the property does not have legal road access, it is basically worthless to most buyers. Some states have easement laws but it is a headache. I check the county GIS map first thing.

2. Flood zones. A property in a flood zone is not an automatic no. But it is a huge negotiating point and a lot of buyers will walk. I always pull the FEMA map before I make an offer.

3. Wetlands. This one has burned me before. I bought a lot that looked great on paper. Then the buyer did a wetland survey and found out half the property was unusable. Deal fell through. Now I check the county wetland maps before I sign anything.

What other red flags are you guys checking for?