Land Investing Income Report – December 2023

January 01, 2024

Welcome to the December 2023 Land Flipping Income Report.

In this report, I will show you in detail how I brought in $711,721.22 in revenue this December in my land flipping business.

I’m breaking down each deal I did and all the other significant 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 report is just one type of content I produce around land flipping. There is so much more available for free!

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.

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 and experienced investors generating more than $1 million annually.

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 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 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, 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, 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 nationwide 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 December 2023 statistics:

Overall, December was a really solid month.

We closed out the month with $711,721 in Revenue.

It didn’t stack up to October and November, where we topped a million in revenue, but it was pretty close.

I’m certainly happy with pulling in that much revenue.

Although I love to talk about revenue, the actual number that counts is the gross profit.

December gross profit came in at $229,590

This wasn’t one of our top months, but it was very solid.

We’re in a significant expansion phase with the business, so most of the profit is being put back into the business by expanding our team, increasing lead flow, and establishing the infrastructure necessary for sustained growth.

In December, we resold close to seven properties.

While we’ve seen a higher number of sales, the focus is shifting towards larger transactions.

It’s less about the quantity of monthly sales and more about the profit on each deal.

Our average gross profit per deal in December was $32,798.

I’m very happy with that number!

To put it into perspective, last year, we averaged around $23,000 in gross profit per deal.

Stick around to find out where the year ended up.

The average number of days in inventory was 49.34 days.

A big focus is always selling quickly and keeping my money moving.

Anytime we can average under 90 days, I’m happy, so hitting under 50 days this month is amazing.

It helped that the properties we sold this month were relatively new inventory. We didn’t have any super old inventory sold that dragged down our average.

In December, we sent out 26,290 offer letters. This is a little lower than we are used to, but we’ve shifted a little of our marketing budget to Cold Calling and Pay-per-click advertising. We’re working hard to get multiple lead generation channels to continuously bring us more deals.

I’ll report on the progress of these lead channels as soon as I have some solid data to share.

We’ve also been 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. 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 December 2023. We purchased the property (normally in a previous month) and then resold the property to a new buyer in November.

*** 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

This 86-acre land flip made us $79,000 in profit in just 62 days.

This deal came to us because we sent the landowner an offer letter in the mail.

The owner held onto our offer letter for months before he reached out to us to negotiate a deal.

When he eventually called, we negotiated a deal that worked for both sides.

As soon as we closed the purchase, we immediately put the property on the market for $224,900.

Two weeks later, a cash buyer stepped up and submitted an offer of $185k. Even though it was quite a bit lower than our asking price, it would still net us a solid profit, so we went ahead and accepted the deal.

Closing went through without any problems and resulted in a really profitable deal for us.

Here are the numbers of the deal:

Purchase Price: $84,000.00
Original List Price: $224,900.00
Contract Price: $185,000.00
Revenue after expenses: $165,868.71
Gross Profit: $79,030.38
Hold Time: 62 days
Return on Investment: 94.08%

This was a great deal all around: a large profit, low hold time, and substantial return on investment.

This was a lot-split deal that generated a solid return.

The deal itself was brought to us by an investor partner. They submitted this deal to the Partner with Pete program, and we agreed to fund it.

The property started as eighteen acres. The plan was to split it into three parcels: 10 acres, 6 acres, and 2 acres.

The seller would retain 2 acres. Then, we would sell off the 6 acres and 10 acres individually.

This particular transaction involved the 6-acre piece of land.

I hired the surveyor and coordinated the lot split to make this happen.

After splitting the property, our cost basis for this lot was $15,348.

We listed the property on the market for $44.900.

Almost immediately, we got an offer and negotiated the price to $41,000.

Everything went smoothly with the closing, and here are how the numbers worked out:

Purchase Price: $15,348.82
Original List Price: $44,900
Contract Price: $41,000.00
Revenue after expenses: $36,529.84
Gross Profit: $8,631.25
Hold Time: 46 days
Return on Investment: 41.74%

Since this was a partner deal, we split the profit 50/50 with our partner, and we each walked with over $8500 in profit.

This rural 11-acre property made us over $40k profit in only 33 days of ownership.

This was an interesting property that had an old barn and some trails throughout.

This deal began with an offer letter sent to the property owner, who responded and wanted to negotiate a little on our offered price.

After looking at his property in more detail, I decided we could come up a little on the price.

We sent a photographer to the property, researched the property like usual, and then closed on the purchase.

Next, we hired a local land agent to list the property for us at $99,900.

In just a few days, we got a cash offer and negotiated with the buyer to sell at $94,500.

Closing went like clockwork, and here are the numbers of the deal:

Purchase Price: $45,942.00
Original List Price: $99,900
Contract Price: $94,500.00
Revenue after expenses: $84,269.50
Gross Profit: $40,710.25
Hold Time: 33 days
Return on Investment: 88.61%

In just 33 days, from acquisition to sale, we made a profit of over $40,000. I wish they were all this smooth!

This deal was a very short hold of only 29 days, making us over $62,000 in profit.

Like many of our deals, this came from our letter to the owner.

He responded and we agreed to a deal.

The property was 36 acres of woodland with some trails throughout. It had a bit of road frontage, but not enough to allow us to split it into multiple parcels.

However, I knew this would make a nice property for someone due to all the mature trees and the demand in this area.

As soon we closed on the purchase, we listed the property with a local land broker that we’ve worked with before for $259,900.

Almost right away, we got a cash offer and settled on a price of $240,000.

Let’s dive into the numbers of this deal:

Purchase Price: $148,560.69
Original List Price: $259,900.00
Contract Price: $240,000.00
Revenue after expenses: $215,058.41
Gross Profit: $62,462.90
Hold Time: 29 days
Return on Investment: 29.04%

In 29 days of ownership, we made a profit of $62,000. Land flipping is a powerful business model, and this deal is an excellent example of what’s possible.

This 41-acre rural property was brought to us by an investor partner and made us each over $12,000.

The property itself was fully wooded and didn’t have any improvements.

From the beginning, I knew it was likely best as a recreational property that had to be priced aggressively to find a buyer.

We sent a photographer out to the property and also got some drone videos.

As usual, we completed all of our regular research.

No red flags came up, so we closed on the purchase for $51,215.

We listed the property right away for $99,000.

After a little over 30 days on the market, a buyer stepped forward and submitted an offer.

With a bit of negotiation, we settled on a price of $87,000.

The closing went smoothly, as we hoped, and here are how the numbers worked out:

Purchase Price: $51,215.00
Original List Price: $99,000.00
Contract Price: $87,000.00
Revenue after expenses: $77,205.52
Gross Profit: $11,495.26
Hold Time: 62 days
Return on Investment: 22.45%

The total profit on this deal was about $25,000, but since this deal was brought to us through our partner program, we split the profits 50/50.

This was a win-win for both of us!

This deal was brought to us by an investor partner and made us each over $6,000.

An investor we’ve worked with got this property under contract and submitted it to us through the Partner with Pete program for us to fund the deal.

It looked like a solid deal, so we agreed to move forward with the deal.

It was a 25-acre property that was fully wooded and had no improvements.

It did have a bit of road frontage, and I knew it would appeal to a recreational buyer.

After completing all of our research, we closed on the deal.

Next, we listed it with a local broker.

Eventually, a solid buyer did step forward, and we agreed on a sale price of $97,000.

When it closed, here are how the numbers worked out:

Purchase Price: $59,759.40
Original List Price: $104,900.00
Contract Price: $97,000.00
Revenue after expenses: $86,016.33
Gross Profit: $6,683.09
Hold Time: 113 days
Return on Investment: 11.18%

This wasn’t a home run by any means, but our partner and we each walked away with over $6,000 in profit.

This partner deal almost went cold, but we got this deal done just in time.

The property itself was 3 acres and located in the northeast.

Typically, I don’t like buying in colder climates coming into the winter. If it doesn’t sell right away, a property like this will likely not sell until late spring.

I like to sell my properties quickly, so this was taking a risk.

Since it was a smaller property that was likely best as a building location, I got a perc test before closing to ensure it was buildable.

The perc test passed, and we closed on the deal.

Next, we listed the property for $69,900 with a local land agent, and I hoped it would sell quickly.

Luckily, a buyer stepped up in about a week, and we settled on a sale price of $65,000.

Here are how the numbers worked out:

Purchase Price: $34,326.82
Original List Price: $69,900.00
Contract Price: $65,000.00
Revenue after expenses: $46,772.91
Gross Profit: $11,446.09
Hold Time: 43 days
Return on Investment: 33.34%

This was a win-win deal and another excellent example of how the Partner with Pete program works.

Our investor made over $11,000 in profit, and so did we!

Year to Date 2023:

2023 Year to Date (YTD) Statistics

Since this is December, we now know where we have ended up for the whole year.

Our revenue total for 2023 came in at $8,191,230.

This was a little shy of my goal of $10 million for the year, but I got pretty close.

This was a significant improvement over last year when we brought in about $3.4 million.

Gross profit for 2023 ended up at $2,811,955.

Again, this is a massive leap from 2022, when we brought in about $1.5 Million.

While revenue and cash flow are essential, profit remains our primary focus.

On average, we made about $30,900 in gross profit per deal.

This also is a huge step up from 2022, where we averaged about $22,000 per deal.

This remains consistent with our push to focus on bigger and more profitable deals.

Our average days in inventory increased to 102.6 days in 2023.

In 2022, it was 75.54 days.

This increase was due to several properties that remained in inventory for longer than anticipated.

Plus, we have also been focusing on larger deals, which generally take a little bit longer to sell.

Looking ahead to 2024, we’re improving our marketing strategies and operations to sell quickly.

We’re also doing a lot more value add projects, such as brush clearing to present a property in its best light so it will sell quicker.

Finally, we resold 91 properties in 2023.

In 2022, we resold 69, so we’ve made a notable improvement on this as well.

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 #4 as an example.

The return on investment was 29.04%, a solid return for almost any short-term investment. What makes this special, though, is that we only held this property for 29 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 365.5%!!

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 365.5% 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 programs 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 start your own land flipping business 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:

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

P.S. Want to network with other serious investors and get our full training program? Learn about our Land Conquest membership program here.

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

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