In this episode, I respond to the top 10 lies people believe about land flipping — pulled directly from real YouTube comments.

Some are honest questions.
Some are misunderstandings.
Some are flat-out wrong.

I’ll break down the actual math, the real risks, and the systems behind how we built a land business from $30,000 in savings to a 20-person team doing 10–15 deals per month.

Follow Clay's Socials
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Scale beyond hustle 🚀
Learn to use land as wealth, resilience, and legacy

🔗 Join The Next Landman Challenge: Build a Profitable Land Business in 4 weeks → HERE!

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📘 DOWNLOAD THE FREE LANDMAN EBOOK + TEMPLATES
Stop burning $50,000 per mistake in land.

This is the field manual that fixed our 10 biggest leaks and turned them into predictable $25K wins.

👉 Get the FREE eBook + Templates here

👉 JOIN NOW my Landman Community in Skool CLICK HERE

👉 Apply for Private Coaching with Clay: CLICK HERE!

👉 Apply to Get Funded On Your Next L...

7 land investing mistakes that almost cost me my first deal — and how I turned a potential $6,000 loss into $20,000 profit.

I was 3 days from closing on a 2-acre infill lot in Santa Rosa County, Florida. Had a buyer lined up. $5,000 assignment fee locked. Then my buyer's title company called: "Did you know there are wetlands on this property?"

My stomach dropped.

In this land flipping breakdown, I walk through the exact mistakes I made on my first deal — and the 7-point system I built to never repeat them.

Here's what you'll learn:

✅ Mistake #1: Why falling in love with a property kills your objectivity

✅ Mistake #2: How to run proper land comps (most investors do this completely wrong)

✅ Mistake #3: The 7-point due diligence checklist that would've saved my deal

✅ Mistake #4: Why wholesalers overpay when they switch to land investing

✅ Mistake #5: Why mobile home designated infill lots are absolute gold

✅ Mistake #6: The 90-day pricing rule that stops emotional decision-making

✅ Mistake #7: How to identify 3 exit strategies before making any offer

The seller's response when I asked about the wetlands? "Oh yeah, I knew. But you never asked."

In Florida, they had no legal obligation to disclose on an as-is purchase. That was completely my fault.

I renegotiated from $25K down to $19K. My original buyer walked. But I eventually sold for $39K — turning a near-disaster into $20K profit.

The risk isn't land investing. It's land investing without a system.

In the 3 years since that deal, I've completed hundreds of transactions averaging $37,200 profit per deal. Every single one, I ask myself: am I making any of these seven mistakes?

If yes, I walk away.

Follow Clay's Socials
Linkedin | Instagram | Twitter | Youtube

Scale beyond hustle 🚀
Learn to use land as wealth, resilience, and legacy

🔗 Join The Next Landman Challenge: Build a Profitable Land Business in 4 weeks → HERE!

---

📘 DOWNLOAD THE FREE LANDMAN EBOOK + TEMPLATES
Stop burning $50,000 per mistake in land.

This is the field manual that fixed our 10 biggest leaks and turned them into predictable $25K wins.

👉 Get the FREE eBook + Templates here

👉 JOIN NOW my Landman Community in Skool CLICK HERE

👉 Apply for Private Coaching with Clay: CLICK HERE!

👉 Apply to Get Funded On Your Next L...

Double Closing on land deals: Add 1-3 extra deals per month without spending another dollar on marketing.

I had a coaching client, Marcus, who was grinding cash flips. Buying at $20K, selling at $40K, making money. Then the market shifted and deals stopped converting. He was walking away from 40% of his leads because sellers wanted too much.

We changed three words in his sales script. Over the next 90 days, Marcus added $15-20K in extra monthly profit. Same leads. Same team. Zero increase in ad spend.

In this land investing breakdown, I reveal the complete double closing and novation framework we use to close deals that don't fit the traditional flip model — including workarounds for new 2025 state regulations.

Here's what you'll learn:

✅ The 3 words that changed everything: "I have two offers"

✅ When to use double closings: questionable properties, thin markets, compressed margins

✅ How to find double-close-friendly title companies and realtors (exact script included)

✅ The novation strategy for states that banned traditional simultaneous closings

✅ How to protect yourself when sellers get cold feet after you find a buyer

✅ Real deal breakdown: $50K contract → $80K sale → $24,800 net profit in 14 days

Here's the truth about land flipping in 2025: you can't be a one-trick pony. If you only do cash flips, you're limited by capital. If you only wholesale, you're leaving retail profits on the table.

You need to be a three-dimensional land investor who can look at every opportunity and choose the right exit strategy.

This wasn't a lead Marcus went out and found. It was already in his pipeline. He just needed a better way to convert it.

That's the difference between walking away from deals and turning dead leads into $20K+ profits.

Follow Clay's Socials
Linkedin | Instagram | Twitter | Youtube

Scale beyond hustle 🚀
Learn to use land as wealth, resilience, and legacy

🔗 Join The Next Landman Challenge: Build a Profitable Land Business in 4 weeks → HERE!

---

📘 DOWNLOAD THE FREE LANDMAN EBOOK + TEMPLATES
Stop burning $50,000 per mistake in land.

This is the field manual that fixed our 10 biggest leaks and turned them into predictable $25K wins.

👉 Get the FREE eBook + Templates here

👉 JOIN NOW my Landman Community in Skool CLICK HERE

👉 Apply for Private Coaching with Clay: CLICK HERE!

👉 Apply to Get Funded On Your Next L...

How to subdivide land for profit: $105,000 into $369,000 in under 6 months. No tenants. No toilets. No renovations. Just raw land investing and one simple strategy called land subdivision.

Most land investors think they need more deals to scale. But sometimes the best move isn't finding more deals — it's doing more with the deals you already have.

In this land flipping breakdown, I walk through a live subdivision deal we're closing right now in rural Minnesota. The exact numbers, the process, and the mistakes that'll cost you if you're not careful.

Here's what you'll learn:

✅ Why large acreage scares buyers — but smaller parcels sell fast

✅ The one thing that makes or breaks every land subdivision deal (hint: road frontage)

✅ 3 questions to ask the county planner before buying vacant land

✅ How to fund land deals with no money down — and still profit six figures

✅ Exact costs: $134K in, $369K out, $235K net profit

✅ Why the barrier to entry in land investing isn't capital — it's knowledge

The average land buyer isn't looking for 80 acres. They want 10-20 acres they can afford and build on.

We're not building anything. We're legally dividing land into smaller, more marketable pieces. The market rewards this because it creates access for more buyers.

Same thing restaurants do — buy by the bottle, sell by the shot.

This is how you flip land for six figures without contractors, tenants, or renovations.

📥 Land Flip Contracts (Free) → https://land-man.kit.com/two-contracts

Follow Clay's Socials
Linkedin | Instagram | Twitter | Youtube

Scale beyond hustle 🚀
Learn to use land as wealth, resilience, and legacy

🔗 Join The Next Landman Challenge: Build a Profitable Land Business in 4 weeks → HERE!

---

📘 DOWNLOAD THE FREE LANDMAN EBOOK + TEMPLATES
Stop burning $50,000 per mistake in land.

This is the field manual that fixed our 10 biggest leaks and turned them into predictable $25K wins.

👉 Get the FREE eBook + Templates here

👉 JOIN NOW my Landman Community in Skool CLICK HERE

👉 Apply for Private Coaching with Clay: CLICK HERE!

👉 Apply to Get Funded On Your Next L...

I burned through $47,000 in 90 days doing "everything right." Mailers sent. Calls made. Offers out. And my bank account was hemorrhaging cash.

Here's the scary part: most land investors are doing the exact same thing right now and don't even know it.

In this episode, I break down the six KPIs that saved my business — and how two coaching clients went from broke and burnt out to $160K profit in 90 days by tracking them.

Here's what you'll learn:

✅ The 6 critical KPIs every land operator needs to track daily

✅ Why activity doesn't equal results — and what actually drives revenue

✅ The lead to offer ratio that separates desperate from strategic (hint: 30-45%)

✅ How we cut one team's cash conversion cycle by 30+ days — letting them do twice as many deals

✅ The 5-minute daily check-in that changes everything

✅ Real case study: two partners ready to quit found three massive problems in week one

Those two guys? Their gross leads were fine — 180/month. But outreach volume was garbage. Talk time was under 2 minutes per call. Cash conversion was over 200 days.

We fixed their CRM. Coached them on better questions. Switched title companies. Nothing sexy. But it's what actually moves the needle.

You're not broken. Your market isn't saturated. You're just flying blind.

The second you turn on the instruments, everything changes.

📊 Download the Plug-and-Play KPI Tracker → https://land-man.kit.com/master-kpi-sheet-free

Follow Clay's Socials
Linkedin | Instagram | Twitter | Youtube

Scale beyond hustle 🚀
Learn to use land as wealth, resilience, and legacy

🔗 Join The Next Landman Challenge: Build a Profitable Land Business in 4 weeks → HERE!

---

📘 DOWNLOAD THE FREE LANDMAN EBOOK + TEMPLATES
Stop burning $50,000 per mistake in land.

This is the field manual that fixed our 10 biggest leaks and turned them into predictable $25K wins.

👉 Get the FREE eBook + Templates here

👉 JOIN NOW my Landman Community in Skool CLICK HERE

👉 Apply for Private Coaching with Clay: CLICK HERE!

👉 Apply to Get Funded On Your Next L...

If you're still playing on the land market following 2020 rules, you're going to lose.

In this week's Landline Live, I break down exactly what's happening in the 2025 land market and how strategic investors are adapting to higher rates, tighter margins, and smarter deal structures.

Here's what you'll learn:

✅ Why the land market is stabilizing — not collapsing — and what that means for your strategy

✅ The deal structures actually working right now (hint: owner financing and note deals)

✅ How we're structuring terms: 5-10% down, 12-14.5% interest, 5-10 year amortization

✅ Why promissory notes beat land contracts every time — and secondary buyers agree

✅ Live deal review: Brian's 40-acre Florida survey hack and how to pivot when subdivision limits change

✅ The regions where growth meets affordability in 2025

We just got two note deals under contract last week. We're closing about 40 deals over the next four weeks. And we're offering terms on most of them because we know it moves properties faster — often for higher prices.

Traditional lending is difficult. Buyers are asking for terms. Sellers who offer owner financing attract more buyers and sell faster.

Quality over quantity. That's the play right now.

This isn't tactics from five years ago. This is what's working today in a stabilized market.

👉 CLICK HERE TO JOIN THE LANDMAN COMMUNITY. 

Follow Clay's Socials
Linkedin | Instagram | Twitter | Youtube

Scale beyond hustle 🚀
Learn to use land as wealth, resilience, and legacy

🔗 Join The Next Landman Challenge: Build a Profitable Land Business in 4 weeks → HERE!

---

📘 DOWNLOAD THE FREE LANDMAN EBOOK + TEMPLATES
Stop burning $50,000 per mistake in land.

This is the field manual that fixed our 10 biggest leaks and turned them into predictable $25K wins.

👉 Get the FREE eBook + Templates here

👉 JOIN NOW my Landman Community in Skool CLICK HERE

👉 Apply for Private Coaching with Clay: CLICK HERE!

👉 Apply to Get Funded On Your Next L...

I was grinding in house flipping and small multifamily. Doing everything the gurus told me to do. And I was broke.

My wife lost her job. We were debating whether to pay the mortgage late so we could afford groceries.

Then I discovered land. First year: $650K gross. Year three: pacing toward $3M in profit potential. Same business model — no tenants, no contractors, no bank loans.

In this episode, I break down why flipping land crushes house flipping backed by real data, real deals, and hard-won experience from both sides.

Here's what you'll learn:

✅ Why there's 7x more opportunity per land investor than house flippers — the data will blow your mind

✅ The $35K deal paying me $1,085/month with zero maintenance, zero tenants, zero repair calls

✅ The APCP underwriting formula I use to evaluate any deal from my laptop

✅ Why land has zero institutional competition — no iBuyers, no hedge funds, no Blackstone

✅ How to get started with no experience, no investors, and almost no cash

✅ Why motivated land sellers will take 25-50 cents on the dollar just to be done

While everyone's dog piling into house flipping, fighting over the same deals, competing with institutional buyers holding billions — there's a massive blue ocean in land most people completely ignore.

No fluff. No guru BS. Just the numbers house flipping gurus don't want you to see.

Follow Clay's Socials
Linkedin | Instagram | Twitter | Youtube

Scale beyond hustle 🚀
Learn to use land as wealth, resilience, and legacy

🔗 Join The Next Landman Challenge: Build a Profitable Land Business in 4 weeks → HERE!

---

📘 DOWNLOAD THE FREE LANDMAN EBOOK + TEMPLATES
Stop burning $50,000 per mistake in land.

This is the field manual that fixed our 10 biggest leaks and turned them into predictable $25K wins.

👉 Get the FREE eBook + Templates here

👉 JOIN NOW my Landman Community in Skool CLICK HERE

👉 Apply for Private Coaching with Clay: CLICK HERE!

👉 Apply to Get Funded On Your Next L...

Stop overcomplicating land contracts. You only need two contracts to flip land profitably and safely — not 20, not some complicated legal system.

I've seen beginners get paralyzed thinking they need a law degree to do this business. Others sign contracts without one simple clause and lose $15K before they even start.

Sarah DM'd me about to lose exactly that. We caught it in time. She's now closed 12 deals using the exact system I'm breaking down in this episode.

Here's what you'll learn:

✅ The 2 contracts every land flipper needs (and why simpler beats complicated every time)

✅ The 4-word clause that saved Sarah $15K — and why most beginners miss it

✅ Why you need 90-day due diligence periods, not 14

✅ My earnest money strategy by deal size so you never overexpose yourself

✅ The default clause that caps your risk and prevents lawsuits

✅ How I almost lost my shirt on a landlocked 11-acre deal in NC — and the $10K lesson it taught me

Land contracts are actually simpler than house contracts. Motivated sellers don't want complicated jargon. They want to sell and move on.

Get these five power clauses right and you're 90% of the way there.

Not legal advice. Get your contracts reviewed by a licensed attorney in your state. But this is the education no one gave me when I started.

✍🏻 Download the Free Contract Templates → https://land-man.kit.com/two-contracts-to-flip-land

Follow Clay's Socials
Linkedin | Instagram | Twitter | Youtube

Scale beyond hustle 🚀
Learn to use land as wealth, resilience, and legacy

🔗 Join The Next Landman Challenge: Build a Profitable Land Business in 4 weeks → HERE!

---

📘 DOWNLOAD THE FREE LANDMAN EBOOK + TEMPLATES
Stop burning $50,000 per mistake in land.

This is the field manual that fixed our 10 biggest leaks and turned them into predictable $25K wins.

👉 Get the FREE eBook + Templates here

👉 JOIN NOW my Landman Community in Skool CLICK HERE

👉 Apply for Private Coaching with Clay: CLICK HERE!

👉 Apply to Get Funded On Your Next L...

Here's how to build a profitable land flipping business in just 90 days — even if you’re starting from zero.

This proven, data-driven system that’s helped me go from $30K in my bank account to over $3 million in gross profit potential in three years.

Most new investors fail because they pick counties based on a hunch, not hard data.

In this 15-minute podcast, I’ll show you exactly how to find high-profit markets, build your systems, and start flipping land with precision.

Here’s what you’ll learn:
✅ How to find markets using Sell-Through Rate (STR) — the metric that reveals where land is actually selling
✅ The 3 foundational systems that make your business scalable from day one
✅ How to pull and filter 1,000+ free land records the right way
✅ How to set up your CRM, QuickBooks, and follow-up system in under a week
✅ A 90-day plan to go from first record pull to your first $25K–$100K deal

If you’ve been buying random data, picking counties blindly, or relying on what worked 10 years ago — this video will completely shift how you operate.

Follow Clay's Socials
Linkedin | Instagram | Twitter | Youtube

Scale beyond hustle 🚀
Learn to use land as wealth, resilience, and legacy

🔗 Join The Next Landman Challenge: Build a Profitable Land Business in 4 weeks → HERE!

---

📘 DOWNLOAD THE FREE LANDMAN EBOOK + TEMPLATES
Stop burning $50,000 per mistake in land.

This is the field manual that fixed our 10 biggest leaks and turned them into predictable $25K wins.

👉 Get the FREE eBook + Templates here

👉 JOIN NOW my Landman Community in Skool CLICK HERE

👉 Apply for Private Coaching with Clay: CLICK HERE!

👉 Apply to Get Funded On Your Next L...

Three years ago, I was working 70 hours a week in my land flipping business…
Stressed. Burnt out. Barely clearing $100K in true profit.

Today, I’m on track for $3M in gross profit — working less, with a team, systems, and the freedom to be present for my family.

What changed?

👉 One sentence that shattered my mindset:
“You’re not in the land business. You’re in the leverage business.”

In this 19-minute podcast, I’ll show you:
✅ The 3 mental traps keeping 97% of land investors stuck under 6 figures
✅ The identity shift that took me from operator to business owner
✅ A breakdown of the exact leverage framework I’d use if I were starting in 2025
✅ Real-life stories — including the moment I almost quit
✅ Tactical steps: how I built systems, hired VAs, and got funding without saving $100K

Follow Clay's Socials
Linkedin | Instagram | Twitter | Youtube

Scale beyond hustle 🚀
Learn to use land as wealth, resilience, and legacy

🔗 Join The Next Landman Challenge: Build a Profitable Land Business in 4 weeks → HERE!

---

📘 DOWNLOAD THE FREE LANDMAN EBOOK + TEMPLATES
Stop burning $50,000 per mistake in land.

This is the field manual that fixed our 10 biggest leaks and turned them into predictable $25K wins.

👉 Get the FREE eBook + Templates here

👉 JOIN NOW my Landman Community in Skool CLICK HERE

👉 Apply for Private Coaching with Clay: CLICK HERE!

👉 Apply to Get Funded On Your Next L...