In this episode of the Investor's Guide to Joy, we dive into the wild, gritty world of land development with Greg Farricielli a real estate wizard who’s turned empty lots into over $100 million in sales. Picture this: a guy who looks at a patch of dirt and sees not just potential, but a paycheck. Greg, the mastermind behind the upcoming book Dirt to Millions: Mastering the Art of Land Development, sits down with us to spill the secrets that have made him a legend in the game.

It all kicks off with a crash course in land entitlements the magic moment where raw, untouched land becomes a builder’s dream. Greg walks us through the process step-by-step: securing legal rights, untangling title messes, and making sure water, power, and roads are ready to roll. By the time he’s done, that dirt’s practically begging to be turned into homes and builders are lining up to pay big for it.

Highlights of the Podcast

00:01 - Introduction

01:49 - What Greg Does with Land

02:45 - Four Primary Land Strategies

05:43 - What are Entitlements?

06:54 - Keeping Pads or Exiting Entirely?

09:38 - Should Land Be a Side Investment?

10:57 - Land Risk Spectrum

13:49 - The Importance of Reserves

18:01 - Creative Use: Covered Land Plays & Leasing

19:49 - Owner Financing Risks

23:44 - Investing With Land Developers

25:48 - Greg’s Investment Policy

29:26 - Over-Entitling Can Backfire

32:03 - Ideal Reader for the Book