Land Flipping Income Report – September 2023

October 01, 2023

Welcome to the September 2023 Land Flipping Income Report.

In this report, I’m going to show you in detail how I brought in over $1,104,216.07 in revenue this September in my land flipping business.

I’m breaking down each deal I did and all the other important numbers of our business, like revenue, gross profit, and much more.

And, if you’ve never heard of land flipping, I will show you why I think it is the biggest opportunity in the real estate investing space. 

It’s much easier than flipping homes, and you can be very successful without using any of your own money to buy these properties. 

I’ll show you how to do this later in the report.

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.

This isn’t my only kind of content on land flipping. It’s just the tip of the iceberg.

We dive deep into land flipping in our real estate investing podcast, Turning Profit. You can find us on YouTube and other major podcast platforms.

Join The Land Conquest Community: Learn Land Flipping For Free

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 flipping land. We’ve got a great mix of 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.

Land Conquest FREE course to learn land flipping as real estate investment.

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

JOIN HERE

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

I’ve got three big reasons for doing this:

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

#2 – Motivate you! You’ll see what’s possible and learn valuable lessons (at my expense) that 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.

How Land Flipping Works

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, perc test, surveying, or other things.
  • We list the property using a local broker to market it to the MLS, their buyers 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 September 2023 statistics:

September 2023 Land Flipping Report Statistics

We did it!

September was my first month ever over $1,000,000 in revenue!! 

This was one of those big benchmarks I’ve been shooting for a long time, and I finally did it. It feels good to hit this number, but the crazy thing is, it already doesn’t feel that impressive to me.

Spoiler Alert: I should easily surpass $1,000,000 in revenue in October as well.

Next benchmark? How about $2,000,000+ in revenue for the month?

While revenue is great, it’s really all about the profit.

In September, I brought in $305,872.16 in gross profit for the month.

Gross profit is what we’ve made after factoring in the purchase price, sale price, buying/selling expenses, and any improvement expenses. It doesn’t include our regular business expenses that aren’t specific to the property.

September’s gross profit is also a monthly record. I haven’t topped $300k in monthly gross profit in any previous month, although I have gotten close in March of 2022, March of 2023, and June of 2023.

The next milestone for Gross Profit? 

I think $400k per month is very doable. Will I hit it in October? Time will tell…

Next up is the Average Gross Profit per deal. 

In September, we averaged $33,985.80 per deal that we did. This figure has steadily climbed all year as we focus on doing bigger deals.

Plus, I’m getting better and better at picking the deals we move forward on. Every time we have a deal that is very low profit, it really brings this average down. The better I can identify actual deals, the better this average is.

September wasn’t a record for average gross profit per deal. We did better in March of 2022, May of 2023, and July of 2023.

Our average days in inventory this month was 94.67.

Between all the properties we sold in September, this was the average number of days that we actually owned the property. I always shoot for 90 days or less, and this month, I got pretty close.

There were a couple of properties that skewed this average higher, but most of the sales this month had short hold times.

Finally, we sent out 47,500 offer letters in September. This has been about average for the year.

Sending letters is how we’ve been generating all of our deals historically. I’ve been working hard in adding new channels for our deal generation, and I will be reporting on that soon in these reports as we start seeing results coming in.

We’ve also started doing deals through our Partner with Pete program. This is our funding program where investors bring us deals, we fund them and plug them into our processes, and then we split the profits with the investor. It’s a win-win scenario for all sides.

The investor doesn’t need to come up with the money to purchase the deal or worry about any of the processes involved with the transactions, due diligence, marketing, etc. Plus, there is no downside or potential loss for the investor that brings the deal. If a deal turns out to be a loser, all that risk is on me.

Get all the details of the Partner with Pete funding program here.

Deal by Deal Breakdown

In this section, I break down each deal of our land flipping income report. The goal of this is to show you how deals vary, lessons learned, and what is possible in this business.

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

*** Identifiable details of these properties have been altered slightly 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 total revenue generated after paying commissions and closing costs

Gross Profit = Revenue – Purchase Price – Property Specific Expenses – Buying/Selling Expenses

Days in Inventory = The number of days we owned the property

Return on Investment = Gross Profit /Purchase Price

Harrison Lake Deal #01 September 2023

Deal #01 notes:

We made over $20,000 on this land flip in just 98 days.

This 6.6-acre property was a large lakefront lot in an established community. For some reason, this lot was never developed and was held for many years by the previous owner.

This owner responded to an offer letter we sent them in the mail. They called in, and we agreed to a purchase price of $23,241, including all closing costs.

There was a lot of junk on this property because some neighbors decided it was a good place to get rid of their old cars and appliances.

We found this out when we sent out a photographer. Still, we decided to move forward with the deal because we felt profit was still to be made.

After we closed the purchase, we listed it right away for $59,900 with an agent that we’ve worked with several times.

Soon after, a neighbor stepped up and submitted an offer. We worked out a deal at $49,750.

This took a little longer to close because there were some paperwork issues in the transaction. We got everything resolved and then closed the deal. 

Here are the numbers:

Purchase Price: $23,241

List Price: $59,900

Contract Price: $49,750

Gross Profit: $20,014

Hold time: 98 days

Return on Investment: 86.11%

This was a really solid land flip with a nice profit and great return on investment.

Deal #02 notes:

This 22.5-acre property made us over $13,000 when we flipped it. 

This was a large wooded (untouched) property located on a paved road in a pretty rural area.

There were no improvements at all here. It was simply a long and narrow lot that was relatively flat.

Since the shape of the lot was so narrow, I knew that this would limit the buyer pool when we would go to resell it. So, we tried to negotiate a price with the seller to account for this.

We found this deal because we sent this owner an offer letter in the mail. They responded with their interest by mail, and we agreed on the price.

Next, we closed this transaction and immediately listed it with a local real estate agent for $99,900.

This property sat on the market for a while. We gradually reduced the price until a buyer stepped up.

We negotiated a price that left us with some profit, although it was not as much as I originally had planned for.

There were a couple of minor hiccups during the transaction, but we smoothed things out, and the property closed. 

Here are the numbers of the deal:

Purchase Price: $51,588

Original List Price: $99,900

Contract Price: $75,000

Gross Profit: $13,275

Hold time: 184 days

Return on Investment: 25.73%

Overall, this was an OK deal. We made 25% on our money, but the hold time was about six months.

Deal #03 notes:

Here’s a land flip where I only used $10k of my own money and profited over $50,000.

This was a different deal for us than most because I partnered with another investor to do a profit split. 

With this deal, I only contributed $10,000, while the partner brought the rest of the funds to close the deal.

This was a huge property of nearly 300 acres. It had a lot of nice features, and I knew our purchase price was below market value. 

I initially thought we’d be able to come close to doubling our money. After some time, we realized that that projection was too optimistic.

We started at a list price of $725,000 and gradually reduced the price to find our buyer.

We eventually found a buyer at $590,000, but that deal fell apart because their 1031 exchange sale didn’t go through.

Soon after, we found a replacement a cash replacement buyer at $550,000 with a quick close.

We held the property for 286 days, which is longer than I prefer.

There was still a lot of profit in the deal, but not as much as we first hoped.

From my perspective, my original investment of $10,000 allowed me to profit $54,274 on this deal. My partner also made money by bringing most of the funds to close the purchase.

Here are the numbers of the deal:

Purchase Price: $367,463.94

Original List Price: $725,000

Contract Price: $550,000

Gross Profit: $54,274

Hold time: 286 days

Return on Investment: 542.74%

I can’t get upset with a 542% return on investment!

Deal #04 notes:

This land flip made us a 37% return in only 65 days.

This deal came to us through the Partner with Pete program. The investor submitted this property they had under contract and was interested in having us fund and partner on the deal.

This investor had already done a lot of research on the property and confirmed that it was a buildable parcel.

It was a beautiful property with many mature trees in an up-and-coming area.

I looked at the comps, and it was clear to me this was a deal and that there was profit to be made.

I agreed to fund the deal, and we completed the paperwork. We closed the deal as quickly as the attorney could get the paperwork done.

Next, we listed the property with a local real estate agent for $44,900. 

The property was on the market for a few weeks, and then a full-price cash offer came in.

Here are the numbers of the deal:

Purchase Price: $21,796

List Price: $44,900

Contract Price: $44,900

Gross Profit: $8,091 (partner also made $8,091)

Hold time: 65 days

Return on Investment: 37.12%

Our profit of $8,091 was just 50% of the total profit. Our partner that brought this deal also received a wire for $8,091 at closing. This was a win-win for both of us!

Deal #05 notes:

I doubled my money in 60 days and made over $28,000 on this rural land flip.

This flip started like many of our other deals. We sent an offer letter in the mail out to this property owner.

They called to discuss the offer, and we settled on a deal.

The property was over 10 acres of woodland. There were no improvements to the property at all.

It was located in a gated rural subdivision that had no real amenities aside from the roads in the community.

When we bought the property, we tried to get the key for the gate from the homeowner’s association. They refused to give us the key because they said the previous owner owned back dues.

It turned out that these back dues were under $1,000, so we agreed to get them paid to get the key.

This is something that we should have discovered during the purchase transaction, but we missed it somehow. Luckily, it was under $1,000, so it wasn’t a huge mistake.

As soon as we got the key, we listed the property with a local real estate agent for $64,900. We immediately got a full-price cash offer.

Closing went smoothly, and it ended up being an excellent deal for us.

Here are the numbers of the deal:

Purchase Price: $25,949

List Price: $64,900

Contract Price: $64,900

Gross Profit: $28,897

Hold time: 60 days

Return on Investment: 111.36%

Anytime you can double your money on a land flip, it’s a good deal!

Deal #06 notes:

I made over $114,000 in profit in 49 days on this land flip.

This was one of my best deals of all time. It made us a huge profit, and we only held the property for 49 days.

We found this deal by sending out an offer letter to this landowner. They owned this property for a long time and were tired of paying the property taxes.

We worked out a deal for both parcels he owned that totaled 59 acres.

This rural and wooded property was unique because it was split up on two sides of the road. The property itself was somewhat sloped, but it had a lot of potential.

As soon as we closed the purchase, we listed the property with a local real estate agent for $204,900. 

We listed both parcels together. We often list parcels like this separately, but, in this case, the agent thought it would do better if we listed them as one.

Immediately, we got a full-price offer, and we accepted the deal.

Closing went like clockwork with no issues.

Here are the numbers of the deal:

Purchase Price: $64,052

List Price: $204,900

Contract Price: $204,900

Gross Profit: $114,988

Hold time: 49 days

Return on Investment: 179.52%

This was a GREAT deal all around. We nearly tripled our money in just 49 days. I need more of these!

Deal #07 notes:

This 4-acre land flip made us almost $10,000 in just 35 days.

This wooded homesite property came to us from our Partner with Pete program.

An investor submitted this deal, and I quickly knew it was a deal. 

After looking at the comparable sales, I saw enough room for profit for both us and the investor.

While waiting for the title company to complete the paperwork, we ordered a perc test. The soil passed, and I knew we could get this closed.

As soon as we closed, we signed a listing with a local real estate agent for $49,900.

He told one of his buyer clients about the property, and the buyer submitted a cash offer. After a bit of back and forth, we settled on a contract.

The closing went smoothly, and we completed this land flip in just 35 days.

Here are the numbers of the deal:

Purchase Price: $13,343

List Price: $49,900

Contract Price: $41,500

Gross Profit: $9,667 to us (and $9,667 to the investor)

Hold time: 35 days

Return on Investment: 67.4%

Our profit of $9,667 was only half of the total profit. The investor that brought the deal also profited $9,667 when the deal closed!

Deal #08 notes:

We made $19,218 on this deal, as did our investor partner, in just 43 days.

This deal came to us from another investor who submitted the deal to our Partner with Pete program.

I could tell right away that this was a nice property, and there was a good amount of room for profit.

The property itself was in a busy area where land sold quickly. This property had a nice feel to it and would make a great homesite.

We agreed to partner and fund this deal with the investor and immediately worked towards getting it closed.

As soon as we completed the purchase, we listed the property with a real estate agent. 

There was immediate interest in this property, and we soon got a solid cash offer.

After a little back and forth, we settled on a sale price of $115,000, which was $10,000 off the list price.

Closing went very smoothly, and we completed this land flip in only 43 days.

Here are the numbers of the deal:

Purchase Price: $61,837

List Price: $125,000

Contract Price: $115,000

Gross Profit: $19,218 to us (and $19,218 to our investor partner)

Hold time: 43 days

Return on Investment: 31.08%

The $19,218 that we made was only half of the total profit. Our investor partner also made $19,218 at closing!

We interviewed this investor about this deal and the Partner with Pete program. You can watch that video here.

Deal #09 notes:

This land flip made us a quick $42,000 profit in just 32 days.

This 39-acre property had a lot going for it. It had some meadows and a wooded area, and it was pretty gentile overall.

The only downside was that it had an easement access rather than frontage on a main road.

We found this deal because we sent an offer letter to the seller in the mail.

The seller called us when he received the offer, and we all agreed to the deal.

Closing this purchase went smoothly. There were no issues that came up, and I was confident that this was a good property at a good price.

As soon as we closed, we signed a listing agreement with a local real estate agent.

When the property was listed, the neighbor expressed some interest in buying it and submitted a low offer.

We countered their offer at a price that made sense for us, and we eventually agreed to a deal.

The sale went smoothly and closed just 32 days after we bought it.

Here are the numbers of the deal:

Purchase Price: $71,650

List Price: $149,900

Contract Price: $129,900

Gross Profit: $42,718

Hold time: 32 days

Return on Investment: 59.62%

I love selling properties to the neighbors. These deals generally go smoothly, and it ends up being a win-win deal.

Year to Date Land Flipping Income 2023:

2023 Year to Date (YTD) Land Flipping Statistics

Through the end of September, we have topped $5,000,000 in revenue for the year.

Specifically, we generated $5,092,370.42 in revenue in September.

Year to date, that’s an average of $565,88.94 per month.

$5 million is a significant milestone, and we’ve now exceeded our revenue from last year by a long shot. But it’s only halfway to my big goal of $10 Million in 2023.

Thankfully, I’ve got some big things in the pipeline for the rest of the year, and I hope to close out 2023 really strong. I don’t think I’ll hit $10 million, but I aim to be close.

Our year-to-date gross profit is now standing at $1,726,917.36.

This is an average of $191,879.71 per month. 

As noted above, gross profit only accounts for property-specific expenses. These are the cost to purchase the property, buying/selling transaction expenses, commissions, and any due diligence and property improvement expenses. It does not include our staff, marketing expenses, software, and other business overhead. We’ve been focused on expanding the business, and we invest a lot of our profits into doing this.

We’ve sold 66 properties so far in 2023. That’s an average of 7.33 deals per month.

The year-to-date average gross profit per deal is $26,165.41.

Last year, we averaged $22,223 per deal, so this trend is encouraging. The higher I can push this figure, the better.

This business is about profit, not revenue. The revenue and cash flow are great, but it’s ultimately about how much profit we make.

Our average hold time on all our deals this year is 106.45 days. 

Last year, we averaged about 75 days in inventory. This year, the market is a little slower in general. We’re also focusing on larger deals, which tend to remain in inventory a little longer.

Pushing this figure below 90 days is ideal. To do so, I need to minimize outlier deals where we hold the property too long. This means quicker price reductions and better marketing.

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

Let’s use Deal #9 as an example.

The return on investment was 59.62%, a solid return for almost any short-term investment. What makes this special, though, is that we only held this property for 32 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 680%!!

Where are you going to find returns like that?

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

But if 10% a year is crushing it, what is 680% 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 the best regions are 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

If you want to find deals and flip land as a part-time investment strategy or a full-fledged business, you must first learn how to do it. 

I can solve the learning problem for you. Simply go through the extensive training program available for free in my Land Conquest community.

Both the community and training program are 100% free with no catch. It’s not some sort of junk course that will leave you with more questions than answers.

It’s all the knowledge you need to get your own land flipping business started and make money.

There’s no catch.

This training would cost thousands elsewhere, but I give 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—>>>

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 (partnerwithpete.com). If you find a deal, just submit it here.

As long as it’s a real deal, I’ll fund it. You don’t have to come up with any of the money.

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!

There is no downside or risk for you as an investor. If a property loses money, all that risk is on me.

Get all the details here: PartnerwithPete.com

You can also find a bunch of free content on our YouTube channel and our 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 60 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 who 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 reach our current level.

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

That wraps up the September 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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