Recently, I had the chance to watch a video by Joe McCall, and wow, it really got me thinking. Joe makes a compelling case for why flipping land—not houses—might be the perfect next move for real estate investors. Let me share some highlights I picked up from his YouTube Video so you get a good perspective. You can just watch the video and get it straight from Joe.
Why Joe Prefers Vacant Land
Joe emphasizes simplicity. With land deals, there’s no need to worry about mortgage payments, utility bills, property management. And low taxes and insurance. Plus it can’t get broken, stolen, or destroyed. It’s truly a hands-off investment that offers incredible returns. In fact, Joe shared examples of students buying lots for $10,000 to $20,000 and flipping them for $30,000 to $50,000. Even better? They’re making $200 to $400 a month in passive income from these deals—all without the headaches that often come with traditional real estate.
Motivated Sellers
One fascinating point Joe made is that landowners are typically more motivated to sell than homeowners. Often, they’ve inherited the property or bought it years ago without any plans to use it. They’re detached from the land and willing to sell for as low as 25% to 35% of market value just to be rid of it. This opens the door to incredible deals for savvy investors. We talked about this at a class last fall . . which really intrigued me.
Plus little to NO COMPETITION.
Low-Cost, High-Profit Potential
Joe also highlighted how land is inexpensive to hold. Property taxes are minimal, there’s no mortgage, and often no utility bills. Tools like Google Earth and Google Maps make it possible to research and evaluate properties without ever visiting them. Local realtors or photographers can handle site visits for just a couple hundred bucks, making the process both cost-effective and efficient.
And if you’re thinking about diversification, land is a fantastic addition to your portfolio. You can fund deals with cash, credit cards, or even self-directed IRAs, giving you flexibility to scale your investments.
The Cash Flow Advantage
Joe’s passion for land flipping is clear when he talks about cash flow. Selling land with owner financing allows you to create streams of passive income. For example, he shared deals where students are earning $200 to $300 a month on rural lots. Because when you add up the monthly seller finance payment comping in less expenses, your only real expense would be the private lender or credit card if you had to borrow, very little taxes or insurance, no repairs, no vacancy, no reserves needed. And if you paid cash, you could be making almost 100% pure cash flow. Imagine building up to $10,000 a month in passive income in just over a year—that’s financial freedom! (Be sure to check out the sample deal in the middle of the video to see a 63.2% cash on cash return with a total ROI of 138.7% – Killer Right! Plus you have all your money back in less than 3 years.)
And I personally have heard of others who bought some plot of land for a few hundred that had trees, or a creek or something that might make it attractive to people who want to hunt, fish, cut their own wood, just go camping and have a dream of building their little place of their own some day. They will often buy this land for $5,000, $10,000 or more . . if you just offer financing. Heck, my father in law owned a plot of land he had purchased so he could cut his own wood. When he got tired of cutting the wood, that land he had acquire for a few $1000 was sold for, I beleive $10,000 but he took payments until he was paid off – so he got his wood in his lumber jack years and a nice profit when he retired his ax.
Joe’s Family Does it Too
What really stood out to me was how Joe has turned land flipping into a family affair. He’s involved his kids in the process, teaching them valuable skills on how to market, answer voice mails, analyzing deals, and sending offers and they never talked to ANYONE until after the offer has been sent. His kids are around 14 and doing this after school and on the weekend. Then they hire a Realtor to sell it for them.
This isn’t just a business; it’s a legacy he’s passing down. And he can do this from an RV or when he takes his family to live in another country for 6 months at a time.
Join Joe McCall’s Master Class on February 8th
If these highlights have piqued your interest, I strongly encourage you to (1) watch the video up at the top and then (2) check out Joe McCall’s upcoming Master Class on February 8th. He’ll be diving deeper into:
- Market Research: How to find the best areas for land deals.
- Motivated Seller Lists: Pulling the right lists to find eager sellers.
- Direct Mail Campaigns: Crafting postcards and letters that get results.
- Offer Strategies: Making offers at 25% to 40% of market value.
- Due Diligence: Ensuring your deals are solid.
- Selling Strategies: Whether flipping for cash or creating streams of passive income.
Joe will also address common challenges, like choosing the right markets, setting up systems, and finding funding for deals. He’ll share real-world examples from his business and his students, offering actionable strategies you can implement right away.
Want to learn more? Watch Joe’s full video for even more insights, then head over to MAREI.org to sign up for the Master Class. This is your chance to learn from one of the best in the business and take your investing to the next level.
By the way, Joe is from St Louis and he did all this automation stuff because he was one of the very first Lifeonaire Students . . . so you might want to check out the January meeting and the free training that MAREI Members receive as a member of MAREI.
