Income Report – July 2023

August 02, 2023

Welcome to the July 2023 Income Report. This report is where I document our statistics and progress with our land flipping and development business.

I’m a big fan of the land flipping model of real estate investing. As you’ll see, it can be very lucrative and also rewarding.

We resold our first property using this model in March of 2021, and we’ve been growing rapidly ever since.

We’re passionate about real estate investing. Land flipping is one of the many business models you can pursue as a real estate investor. 

We dive deep into this model and many others in our real estate investing podcast called Turning Profit. You can find us on Youtube and other major podcast platforms.

Before we get into the report, I invite you to join our Land Conquest land flipping community.

This online community is not your typical “group.” It’s an actual community of people interested in land flipping. We’ve got brand new investors and experienced investors generating $1 Million plus per year. 

The community is built around a brand new and FREE training program that will show you exactly how to flip land the way we do it. This high-quality training program has hundreds of hours invested in it, presented in a unique and fun way.

To join, go to and click any of the orange buttons to start an epic journey that could change your life!


So why in the world would I publish a report like this for the whole world to see?

I’ve got three big reasons for doing this:

#1 – Motivate ourselves to improve our business (nothing like putting it out there to the public to drive progress). 

#2 – Motivate you! You’ll see what’s possible and learn valuable lessons (at my expense) which will allow you to become a better real estate investor yourself.

#3 – Gain exposure for our new Land Flipping Community.

We also like connecting with other investors or lenders with similar goals. You can find us on social media on Instagram, YouTube, Twitter, TikTok, or by email.

Before we get into the numbers, here’s a simplified explanation of how this business works

  • We send letters (actual offers) to landowners.
  • Some landowners respond and are interested in selling.
  • We come to an agreement on the price and work towards closing the deal.
  • In the meantime, we research the property in depth by sending out a photographer, calling the county/city, getting an opinion from a local broker, and many other little things on our checklist.
  • Assuming everything looks good, we complete the purchase with our own cash through a reputable attorney/title/escrow company.
  • After closing, we will sometimes make minor improvements to the property, such as brush clearing, perk test, surveying, or other things.
  • We list the property using a local broker to market it to the MLS, their buyer’s list, and neighboring landowners.
  • We negotiate a deal when a buyer steps forward.
  • We complete the sale at the negotiated time.
  • Rinse and repeat!

A couple of other notes:

  • We buy these properties all over the country and rarely see them in person
  • Purchase prices on the properties range from $4k to $476k 

That’s about it! It’s really just buying and selling land. 

The main thing that makes this business work is that we buy aggressively so we can resell it for an attractive price to buyers. That allows us to sell quickly. We can negotiate good purchase prices because we pay cash and will close quickly.

Now that you know the basics, let’s dig into the numbers.

Here are the July 2023 statistics:

July was the worst month we’ve had in a while. Of course, it directly followed the best month we’ve ever had (June $729,254).

We finished out the month of July with a total revenue of $183,448. This is the lowest revenue total we’ve had this year, and it kind of messes up my numbers. 🤣

But that’s ok. I know business has ups and downs. The downs are never fun, but they serve a purpose. Personally, this motivates me to do bigger things in the future. I guess it could also have the opposite effect and discourage me. I’m not built that way. I want to compete and fight for better results, and this will help me do that.

The gross profit for the month was $69,212. This is a 37.72% gross margin. This is also not as high as I’d like to see it, but it’s something to strive for in the future.

The big problem was that we only closed two deals in July. We were supposed to have a few other deals close in the month, but one fell out of contract and two others got delayed.

We averaged $34,606.43 per deal in gross profit. That is a strong average, but it’s based on a small sample size of only two deals.

For these two deals, we averaged 67 days in our inventory. That’s excellent, and I hope we can keep that up!

The quicker we can turn these properties, the higher the return on our investment.

Lastly, we sent out 88,286 offers in July. That’s a lot of mail and should help us get many deals in the future.

I guess I shouldn’t be disappointed in these numbers, but based on our track record and the numbers I want to achieve this year, July fell really short.

Deal by Deal Breakdown:

In this section, I break down each deal. The goal is to show you how deals vary in profitability and what is possible in this business.

These are all the deals that closed in July 2023. We purchased the property (generally in a previous month) and then resold the property to a new buyer. 

***Details of the properties have not been shared to protect the anonymity of the parties to these transactions.

Purchase Price = The amount we paid for a property, including closing costs

Revenue: This is the amount we received after paying commissions and closing costs

Gross Profit = Revenue – Purchase Price – Property Specific Expenses

Days in Inventory = # of days we owned the property

Return on Investment = Gross Profit /Purchase Price

Deal #1 notes: 

We made over $57,000 in profit in just 85 days on this land flip.

This deal happened because we bought a different property from the same seller. They were happy with how the other transaction turned out and reached out to see if we’d buy this one too.

This property is big! It’s 58 wooded acres with a good amount of frontage on a paved road. There was even an old house on the property that was beyond repair. I liked this property and knew it would sell.

We negotiated a cash purchase price with the sellers that made them happy but would also work for us. 

This property didn’t need any improvements, so we listed it on the market with a local land broker as soon as we closed on the purchase for $179,900.

The property sat on the market for about six weeks until a buyer stepped up. We agreed to sell for $160,000 to put a deal together. These buyers were cash, and there were no contingencies.

It closed as we expected without any problems. Here are the numbers of the deal:

Purchase Price: $82,309

List Price: $179,900

Contract Price: $160,000

Proceeds after commissions and closing costs: $140,872

Gross Profit: $57,813

Day in inventory: 85

This was a really good land flip! I need to find more of these!!

Deal #2 notes: 

Here’s the story of a land flip we held for only 49 days and made a 37% return.

This is a deal that we found from our direct mail efforts. We sent the seller an offer letter, and they called in to let us know that they wanted to sell.

This 15-acre property was completely undeveloped on the outskirts of a small town. It was 100% wooded with no improvements.

We came together on a deal with the seller and ended up paying just over $30k with all costs.

We didn’t need to do anything on this property, so we immediately listed it with a local land broker for $49,900. 

After a few days on the market, a buyer stepped up and offered $45,000. We countered and settled on a sale price of $47,900.

This buyer was cash and was willing to close quickly. This meant a smooth transaction with no issues.

Here are the numbers of this deal:

Purchase Price: $30,425

List Price: $49,900

Contract Price: $47,900

Revenue after commissions and closing costs: $42,575

Gross Profit: $11,399

Days in Inventory: 49

Return on Investment: 37.47%

This wasn’t a home run deal, but still a great return in a short amount of time.

Year to Date 2023:  

2023 Year to Date (YTD) Statistics

So far in 2023, we’ve collected almost as much revenue as we did in all of 2022!

We now stand at $3,439,494 for the 2023 year to date. On average, that’s $491,356 per month. It’s dipped down since last month’s average, but it’s still a pretty respectable amount.

If we were to average that out for all of 2023, we’d end the year at $5,896,275. That’s not where I want to end the year, so I have some work to do to hit $10 million in revenue.

As for gross profit so far, we’ve brought in $1,285,565 in 2023. That’s an average of $183,652 per month.

To average this out for all of 2023, we’d end the year at $2,203,825. 

We’ve done 50 total land flip deals through the end of July.

Our average profit per deal is sitting at $25,711.32. That’s definitely a step in the right direction. I’d love to keep pushing this up higher. It helps that we’re focusing on larger deals!

The average number of days in inventory is finally under 100, sitting at 99.28 days. I’m pushing to get this figure under 90 days, which I believe is attainable.

The bottom line is that 2023 is shaping up to be good, but I’m slipping behind where I want to be. Time to step on the gas and close out 2023 very strong!

The returns detailed above are very substantial. That is especially true when you consider the hold time and annualizing the Return on Investment.

Let’s use Deal #2 as an example.

The return on investment was 37.47%, which is an amazing return for almost any type of investment. What really makes this special, though, is the fact that we only held this property for 49 days. When you do the math and annualize this return (if you were to keep this money invested for the whole year), the annualized return on investment would be 279.11%!!

In real dollars, the original investment of $42,575.60 would turn into $118,832. This is not even considering any compounding.

Where are you going to find returns like that?

In the stock market, you’re crushing it if you’re getting a steady 10% a year.

But if 10% a year is crushing it, what is 279.11% per year?

How can you do the same thing as an investor and get these kinds of returns? 

The first thing you’ve got to do is start learning.

It’s not rocket science, but it’s also not as basic as it seems.

Here’s a short list of some of the basics you’ve got to learn to make this land flipping model work:

  • How the business model itself works
  • How to get the leads coming in
  • Where are the best regions to find deals?
  • How to evaluate properties. What makes a good property and what makes a property not desirable
  • What software and tools to use to give yourself an unfair advantage
  • How to talk with property owners that want to sell
  • How to navigate the escrow/title process in multiple different states to buy a property
  • How to find the best on-the-ground partners in each location
  • How to find a buyer for your property in a short amount of time for a good price
  • How to negotiate with sellers and buyers.
  • How to build a team so you’re not doing everything yourself
  • How to put a business system in place to automate processes and keep your business organized

I know what you may be thinking… This all sounds great, but I don’t have the cash to buy and sell these properties. 

Don’t worry; this is the easiest “problem” to solve.

I have a program called Partner with Pete ( If you find a deal, I’ll pay for it to complete the purchase.

In fact, my team and I will take it from there, complete all the research, find an agent to sell it for us, and lots of other necessary parts of the process.

When the property sells, we split the profits 50/50. Simple!

No credit check, qualifications, experience, or anything else is needed. You just bring the deal, and we’ll split the profits!

Get all the details here:

If you want to find deals and flip land as a part-time investment strategy or a full-fledged business, you must learn how to do it. I can help you with that for free! 

I’ve just released an extensive land flipping training program that I’m giving away from inside of my Land Conquest land flipping community.

This training would cost thousands elsewhere, but I’m giving it away for free.

Here’s what community members are saying about it:

To get access, all you need to do is join Land Conquest, our free land flipping community.

Join here—>>>

You can also find some free content on our Youtube channel and podcast about land flipping and real estate investing.

Just as a disclaimer, investing money comes with risk. Research any investments heavily before putting any of your money at risk. Risking more than you can afford to lose is never a good idea.

You can also check out this page that features other podcasts and outlets where I’ve been interviewed and talk about land flipping. I’ve appeared on over 50 podcasts and am booked for many more in the coming months.

Want to benefit passively from my land flipping business? I’m looking for private money lenders that want to earn a great return (12%+) on their money secured by these deeply discounted properties we’re buying. If you have funds over $250,000 available, check out the program details on this page

We know that the figures in this report may seem unattainable at first glance, but this did not just “happen” overnight. Like any business, we made progress and improvements over time to get to our current income level.

It will only happen if you take the first steps to get started!

That wraps up the July 2023 Income Report. Sign up here to be notified the minute a new report is published.

P.S. In case you missed it, here are the links to my past income reports:

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