In this episode of the Build Better Homes Podcast, Royal Mortier sits down with PJ Riley, a real estate investor who has quietly built a successful business buying and selling vacant land across the U.S.

PJ shares his unconventional path into real estate, starting with almost no money, no formal background in land development, and a willingness to learn by doing. From buying $550 quarter-acre parcels to structuring owner-financed land deals, PJ breaks down how land investing actually works behind the scenes, without the hype often pushed by coaches and online gurus.

The conversation dives deep into land wholesaling, seller financing, response rates, capital constraints, entitlement challenges, and why land remains one of the most misunderstood entry points into real estate. Royal and PJ also discuss the rising cost of development fees, why builders make their money on land (not houses), and how to vet real expertise in an industry crowded with “experts.”

This episode is an honest look at land investing, entrepreneurship, and the discipline required to build something real over time.

• PJ Riley’s background and path into land investing
• Buying vacant land with little upfront capital
• Why land wholesaling works for beginners
• Owner financing strategies for land deals
• Real response rates from direct mail campaigns
• Why capital, not deals, is the biggest constraint today
• Selling land via Facebook, signs, brokers, and direct outreach
• Failed developments and learning from past mistakes
• Rising jurisdiction fees and their impact on housing affordability
• Why most coaching programs miss the real work
• How to vet who you should (and shouldn’t) learn from
• Parallels between martial arts, discipline, and entrepreneurship

Land investing isn’t fast, flashy, or passive, but for those willing to do the work, it remains one of the most accessible and flexible paths into real estate. Real success comes from experience, patience, and understanding the fundamentals, not chasing shortcuts.

PJ Reilly - Real Estate Investor

Website: https://pliris.co

Podcast: Build Better Homes