FAQs

Land Investing

• I have been copy/pasting county property information into LG Pass directly via add mailing 1 at a time
• It looks like some of the people owe too much in back taxes to stick around the 25% offer amount.
• Regarding neighbor letters – Are we supposed to load the neighbor letters into LGPass or is it already there as an option to select to mail?
• Who do you use for your phone service & how do you deal with the calls that come in?
• In your CEO world, what about report tracking? What should we be tracking at this point?
• In LGPass, can we change the offer letter template or we can upload our own?
• Are your sales people the same people who post ads on marketplace and craigslist?
• What if we get a buyer for a property, what are the first steps to take in going forward?
• How do I get my offer letters scanned to me?
• Do you still use Craigslist extensively?
• Are there bots on Facebook that asks you if your land is still available?
• Do you physically mail or email?
• What skills should you be advertising for, for the intake manager?
• Have your purchases changed lately?
• How should I make my offers?
• How can I get a death certificate?
• I’m not sure about how to go about book keeping for the business here. Can you advise of this?
• Do we have to provide a phone number or like a phone system for the VAs?
• Marketing categories on Facebook
• If my startup budget is $2500, can I still buy 5 to 7?
• Is it unusual to be getting overwhelming response in one county?
• Do you use interest rates to calculate?
• I went and looked on my properties today and I bought them all from elderly sellers and there’s a part of me that feels like I may have scammed some elderly people. Do you have an answer to that?
• What value do you put in getting actual pictures of properties versus using screenshots?
• When selling land for cash, is a purchase agreement necessary, or is just the deed necessary?
• What is Tate Litchfield's email address?
• More about HOA's -
• Do I need a LLC before I prepare my deed
• Question about the Facebook ads
• I see in your mapping you’ve shown that you have so many different web apps integrated. Is there a reason why nobody is using zoho 1 which has all these integrations?
• Deed titling
• Is there anything different or anything else you consider different when you’re hiring a sales manager?
• Do you price one cost in deal, do you price one note?
• I'm doing a Costilla county and they don't give you the actual copies of the deeds, but they give you the grantor & the grantee on their website but you can't actually see the deed. Do you trust that?
• Should I mail to the tax delinquent list?
• Do your VA's use bot to scrape list?
• When you have located the County that other land investors are at... Do you mail to the whole county or just the specific area within the County? What do you recommend?
• Do I need to know the past due taxes before I mail to them?
• What are the steps to buying a property?
• How do we budget for lists?
• What are the best questions to ask your seller on the first contact when you get an offer back?
• Are we trying to narrow 20 names from the same county?
• Is there such thing as a lot that’s too small that it just doesn’t move?
• Mailing to instate owners
• You recommend mailing every 100 days. Do you keep an excel document just to keep track of this?
• When your intake manager sends out to your marketing and your sales department, that to me right now seems like a bit of a cost. How would you suggest forging those roles together as an early part of
• Have you ever had a VA leave and you have re-train them all?
• How much thought do you put into the seasons when you are mailing?
• Regarding default
• Is it best to stick to standard parcel sizes?
• How do you know when to increase your offer price when your finding a formula?
• Do you spend much time trying to figure out who maintains roads around the properties and such?
• Advertising LandArp deal
• How does airtable work?
• Do you subscribe to the idea of putting out ads prior to creating a buyer's list?
• Building Pricing matrix
• Can we do an option on a land sale? Can we get it on a contract and then get a buyer and then handle it that way?
• No deed on county recorder website, only decree distribution
• Selling on terms
• I keep finding new ways to outsource and spend money & stuff and money is not coming. How do you think about generating revenue as you’re getting started?
• How do I access the Investors Tool Kit?
• And do you just do that on year one, or do you do that every subsequent year on that same investment?
• I’m thinking about taking posting domination and you know the algorithm changes all the time. Is it still pretty relevant?
• What websites do you use at the county?
• When you’re selling on terms, how are you recording the sales for tax purposes; what are the taxes?
• I have a title chain issue
• Shall we avoid landlocked properties, if there is no access to it should we not pursue those properties?
• Sales, Marketing and Intake responsibilities
• How do you market a specific property?
• Negotiating price per lot
• In the closing tab of LGPass, there’s reference to a closing packet. When you purchase a property from a prospective buyer, is LGPass supposed to generate another document?
• How long have you been in the land business?
• Trying to close on a property in a trust
• Do you need to record the land contracts?
• As far as organizing all this data that we’re collecting, is that something that LGPass will help us with or do I have to learn excel?
• Are you selling cash and terms all the same?
• I’m buying six properties from a guy, he has two that came up with county research that showed other land investors selling property in the area but the other four does not.
• How often do you adjust the pricing matrix?
• If you got a counter offer that's higher than you're comfortable with, do you recommend even respond t that letter?
• Is there a way to use the analytics on my marketplace ad to re-target people?
• Do you mail to people who don't owe taxes?
• Trying to find comps on a property with water & power
• Why do you suggest purchasing in one or the same area?
• When you teach your sales team to sell, do you give them a script for 72%?
• What kind of paperwork does the note buyer use to protect the interest in the note?
• Can a property be too cheap?
• Are the mailing lists that you’re using delinquent tax lists or are they just lists of tax payers in general in the county?
• How many pieces of land are you trying to market for sale at any one time, retail?
• Affidavit of value for AZ, is that mandatory?
• When you create a deed in LGPass, do you email it to the seller?
• I’ve got a seller who is asking for payment before they would record the deed, is that common?
• Is it common or usual for people to keep calling and asking about a property without really wanting to sell it?
• What if a seller has multiple smaller properties together?
• Am I correct in understanding that there are two different options for GeekPay…one is an automated version and one is a manual, is that right?
• Do you have any best practices that we employ when trying to re-negotiate the offer price or the sales price?
• Are we going to get access to LGPass?
• Help me tighten my offer
• You mentioned about the intake manager & the sales manager, so do you typically have two different roles or is it better to have one individual perform two roles?
• FS-8-2 Closing Notes
• Can you canvas an area by yourself that no one else is in and mail it from more than one LLCs?
• Buying two properties on one deed
• Is Geek Pay there to collect deposit through either ACH or the credit card and then use ACH to get the monthly payments, right?
• Let’s say in Costilla county, a 5-acre piece with some timber on it would be worth $15,000. What’s the ball point guess on what people are actually selling that land for?
• Searching APN
• Of your terms deals, what do you think the rate is for default?
• I’ve had quite a few offers come back with really high counter offers; do you respond to those or you just kind of let those go?
• How do I handle a deed with a Maiden Name?
• Do you ever need additional ID/information from the seller?
• Are there any templates on how to write ads in the investor's toolkit?
• I was looking at doing my first closing for land I'm buying and in AZ you have to do an affidavit of value. Is that a common requirement in other states as well?
• I know a lot of people don’t like to give credit card numbers over the phone or through email, how do you deal with that?
• Why does the deed say $10 when I'm paying more?
• Who keeps track of what each sales person is doing?
• How does airtable work?
• What are your thoughts on Citrus county Florida?
• I have a VA doing some of the work using the GIS system and if they’re blocked in the Philippines, do you have a service you’d recommend that we use?
• Is there a video that shows how to post an ad on Facebook?
• Is there a way to see timber properties?
• I signed up for GeekPay and I have my Stripe account now. Do I have to go through GeekPay to try to get ACH?
• Do you ever advocate to have a P.O Box?
• Working on hiring all these VAs seems like it’s creating its own other job, do you have a VA to manage all the VAs?
• Do you know a good tax person who assists people with land investing?
• Pricing matrix and property location
• How long do we have access to the class notebook in flight school?
• Will marked bad addresses in LGPass resend mail?
• Setting up Geek Pay
• My due diligence VAs came back to me saying that they could not find a full-value deed on the property, is that anything that you’ve come across before?
• Currently, how much is your approximate overhead with mailing?
• What kind of safe guards do you have in place to prevent issues with due diligence not being done correctly?
• Do you have your VAs use a service like data tree or agent pro?
• Land Arp deal
• How often should you canvas a county and refresh yourself with any updated price & information if any?
• That list that you built and scrubbed with us on excel, were those properties all different sizes?
• Why would I avoid counties with no land investors and all realtors?
• If mail is returned, do you move on to new buyers?
• California Notary Acknowledgement
• What am I looking for and is there anything in particular that needs to be done differently when purchasing property from a trust?
• What do you do when mailing & you see 'owner in care of' ?
• Should I accept a counter offer that is more than my original offer?
• When you market four parcels that are next to each other, do you lead with one parcel and try to up-sell them or do you structure it like you're selling four separate/individual properties?
• What positions do you keep local versus international, or do you not care either way?
• What if there are a lot of other land investors in the county?
• At what point do you give VAs a pen to write checks?
• Do you have seasonal properties?
• What are some tips you have for what kind of person to look for or what qualifications in a VA to do ad postings for me?
• When we were calculating yield and you would write down how much you bought the property for, do we leave it just that clean? Do you add that into it to tighten up that yield calculation? Or, do you j
• Regarding an accepted offer
• When should I hire a VA?
• Let’s say in Costilla county, a 5-acre piece with some timber on it would be worth $15, 000. What’s the ball point guess on what people are actually selling that land for?
• Do you have the Google Earth with water table map overlay feature where you could look at the flood zone & how do you treat that?
• When targeting out of state owners for mailing, is it best to go more out of state or like a mileage bubble around a county?
• When someone shows interest in buying land, is there any special thing you do to keep the conversation going after the initial contact?
• When did you feel like you were finally the CEO of your company?
• How possible is it to run this style of business while travelling and/or working outside of the United States?
• How much thought do you put into the seasons when you are mailing?
• Is it normal for a person to sell a land after contract accepted?
• When you sell notes, is that something that your buyer is notified similar to the way mortgage company is selling mortgages & is there any magic to keeping track of it?
• Do you still use Boost Mobile for your verified phone numbers?
• When we buy a property, do we record that deed with LGPass or is it only when we sell?
• One investor has a lot of properties, same parcel size?
• Do you re-negotiate price when buying multiple properties?
• About neighbor letters
• Can I sell right out and not in terms?
• The added feature where we can now search, is that available to past flight school classes as well?
• Do you mail to other land investor?
• What if I don't see APN's?
• Are there any templates on how to write ads in the investor's toolkit?
• Do you avoid HOAs?
• How many properties are enough for the pricing matrix?
• Why not use the county comps?
• What’s a good price for a list?
• When we were doing our county research one of the counties, we were looking at had a lot more actual realtors listing vacant land than land investors. Should that be a red flag, should we just stay aw
• In Mark’s example with the profit, which was your actual profit? I didn’t see where you pointed out where your profit was.
• As far as posting on Upwork, are you explicit in your postings on Upwork that you’re running a test & putting people against each other?
• LOB re-mailing
• Help me tighten my offer
• Do you let your VA's mail wherever they want?
• If I get a VA to post Craigslist ads, will they post under my IP or their own?
• Do you chase returned mails?
• The excel spreadsheet tool, will that be under resources when it’s available on the notebook?
• Office hours are use it or lose it?
• Yield targets/ counter offer
• Steps to decrease tax rate for land bills - Structuring to become a land investor
• Doing mailings and trying to figure out pricing
• Should I only buy wholesale properties in my current mailing area?
• What state goes into the notary block?
• Regarding re-mailing when do you think it’s time to move on, time to pick something else, try to stay ahead by picking new areas?
• County records limited
• Is it okay to negotiate a wholesale when you’re buying?
• How would someone access land that is surrounded by BLM ground?
• 1099's VA's?
• Is it ever an issue to have multiple people logged in LGPass with one credential or is that just fine?
• Whats is the ratio of deals you accept to deals you resist?
• OFFER 25% of tax value?
• What is the worst thing that can happen if you buy a bad property?
• I want to hire a VA for mailing
• What is the posting domination website?
• Mailing grids
• FS-8-2 Closing Notes
• On Landwatch, how concerned should we be if there are no under contracts in the county that we’re looking at or in the specific section of the county that we’re looking at?
• I have a VA doing some of the work using the GIS system and if they’re blocked in the Philippines, do you have a service you’d recommend that we use?
• How often do you adjust pricing?
• Letting others use your Facebook and Craigslist account
• Other resources for finding deeds
• What recommendations do you have on leads when interested in purchasing land?
• Are there areas I should not mail to?
• Should There Be Negotiation On Wholesale Properties?
• Land Contracts
• You don't mail to any in-state owners?
• Buying from trust, was that video on Malcolm as well?
• Are we doing the same price for every piece of property that has the same number sequence?
• Do you do options on the mailers?
• When you said that Upwork automatically pays all your VAs, have you noticed a pattern or ratio of the number of hours to results you’re getting in terms of sales?
• Do you have a different price for cash payments?
• When you’re marketing a property, is there any formula or timeline that you follow in terms of adjusting your price if it’s not selling for your marketed price?
• Do you mail to trust?
• When does your late fee starts?
• Early payoff for terms sales?
• If you have a sales VA, how do you compensate, per VA, do you pay them by hours or they make a sale and they get paid?
• Do I need to notarize the land sales contract?
• Do your VAs collaborate with each other at all or is it mostly you?
• Do you pay with cashiers’ check?
• Mailing list and price
• Are there any roles you don't outsource?
• Have you seen any change in the volume of sales with your business in the last month?
• After you started marketing on Facebook, did you just use your personal Facebook page?
• Deceased
• If someone owns more than 1 property, why don't you mail more than one offer?
• I’m drawing a blank for when we do due diligence; if we can’t find deeds online then how do we search title chain?
• What is the closing package?
• Challenge getting in touch with county for information
• If you had to suggest model counties for resources, what counties would you recommend?
• To collect payment via ACH, do I have to be operating as some sort of business or can I do that under my own name?
• Land owners request payment before signing deed over
• How do we build business history?
• How many ads are you posting on craigslist per property per week?
• When I was doing the pricing matrix, I took down the information from realtors and term spices just for completeness. Can I use those, like scale them in away?
• What's the process for posting ads on social media?
• Are you in front of a green screen?
• When we’re doing a pricing matrix, do we boil our data down to price per acre or we’re going to be losing value to the data when we do that?
• Is follow up boss the same as pipe drive and do you use text marketing features?
• What are some of the things that you do to keep people interested once you have sent the property reports?
• Do you think I'm maximizing what I should be doing when posting property ads on specific platforms?
• My Craigslist ads were taken down, why?
• With the whole pricing
• Is LLC from certain states more advantageous for an ad business?
• Why wouldn't I see a land investor in a county?
• You mentioned data trees, 100/month, in terms of just streamlining your systems, why wouldn’t most of us just walk over the money and save the time doing that?
• Is it best to stick to standard parcel sizes?
• When doing due diligence and looking on the county websites, if you just see plain ‘deed’ does that generally mean a warranty deed…or what does that correspond to?
• If my startup budget is $2500, can I still buy 5 to 7?
• When I was doing the pricing matrix, I took down the information from realtors and term prices just for completeness. Can I use those, like scale them in away?
• Are there any standard formats with APNs in any county or state?
• I was looking at doing my first closing for land I'm buying and in AZ you have to do an affidavit of value. Is that a common requirement in other states as well?
• How can I have my VAs have their own access to LGPass?
• Is there any way to have LGPass draft the quick claim?
• Is there a certain quantity of investors we should be looking for in a specific area?
• Question about Facebook marketplace
• I’m trying to market on Facebook and it keeps flagging my ads saying ‘It looks like you created a duplicate listing’ but I do entirely new copy, different photos, only the pricing is the same.
• Concerning a property with steep slope, about 17 degrees, there's no flat area it's just gradual slope. Is that a problem with 17 degree slope?
• Session 37-6-Closing
• What level of due diligence do you do on a wholesale property?
• Power of Attorney - Sisters
• Mailing list and price
• Should we start building an LLC now?
• Pricing matrix and different APNs
• Regarding re-mailing when do you think it’s time to move on, time to pick something else, try to stay ahead by picking new areas?
• If we want to do a neighbor letter, do we do it as a regular offering? Do we do it in LSPass too?
• Question about the intake process
• Has there been any determination on the boot-camp in August?
• When do I collect the doc fee?
• Wholesale deals
• What stops a vicious cycle of people just offering 1/4th of the actual land price on certain sites?
• Cash payment versus check
• What is the responsibility of your listing manager?
• For your intake managers and lead managers, are you still hiring two per position?
• How long should we mail an area before thinking to raise the offer amount?
• Is there something else to use, other than stripe for down payment?
• Insurance Coverage
• I saw some reference to LandGeek VAs in the toolkit, what is that?
• What is a 'tred' (treasurer's) or a trustees's deed?
• If we sell a property on terms and people are interested in paying it off sooner, do you lower the amount that they owe or it’s the fixed price that you settle on?
• What is going on with office hours on Monday?
• How should I write my deeds
• If a land owner is deceased, what additional documents do I need to purchase?
• How long do you recommend being in the business to get expertise, to get experience before getting all this stuff outsourced and building a team?
• Has there been any change in motivation that you’ve seen marketing wise with buyers right now?
• Buying when owner is deceased
• I’m not exactly clear on the mailing; you were talking about working on the list and re-mailing every hundred days, when you were talking about the matrix.
• 6. The counties that I can find properties in my price range are the ones that everybody has properties in. Is it discouraging to be in one area with everyone or should I just jump in with everybody e
• When I go on Upwork, it keeps thinking I’m a freelance instead of a client. Am I able to talk to somebody or a live chat that you know of?
• How do I outsource when I'm not doing it myself?
• Terms sales
• I need help completing PCI questionnaire
• I'm on my third deal this week that I'm buying. The person is saying/suggesting to work through his lawyer on this and I should send the deed & check to his lawyer and he'll be the middle man. Would y
• Session 37-7 Closing
• How important is it to get a website set up early and start trying to drive traffic toward that website?
• Assessing work that is being done
• What is the limit on ad length?
• Due Diligence
• How do you run out of money when buying land?
• What if the address is unknown?
• What’s your opinion on road access to properties?
• I got another offer accepted & this is a gentleman that I’m going to need to send a notary to. Is there a service that I can get a check to a notary electronically instead of just having to mail one a
• Legalities is Apache
• Notarizing the deed
• As far as putting a list together, are we trying to mainly focus on tax delinquencies or should we just do a big mix and send to everyone?
• You said 7-10 properties, should I buy more than that?
• We got an offer back and the widow. Her husband on the deed is deceased & I believe the county has his death certificate on file. Where do we go from here?
• When can I ramp up to 200 per week for mailing?
• What are the logistics of purchasing a property by week six if we’re mailing by week three and there’s a six weeks response time?
• You showed us Landwatch & Landmodo, do you use any other sites for land comps?
• Are there any steps in the knowledge base on how to mark a bad mailing address?
• Can I buy land from the trustee if the land is not in the trust?
• How often do you call the county for leans on a property?
• Do you have a template letter to sell to a neighbor?
• Deceased but Joint Tenants with Rights of Survivorship
• Due Diligence and claims
• Is there an LGPass knowledge Base?
• What advise would you give to us for setting goals for our first year?
• On LGPass under due diligence there is “taxes per year” and also another “yearly taxes”. What is the difference between those?
• How do you buy a property that is owned by a dissolved LLC?
• Most investors have pictures online but they are not of the actual parcel so where are they getting these pictures or how do we get the pictures?
• We’ve been mailing Costilla county for six weeks now and doing $100 for between 4-6 acres and only received one answer back, we couldn’t go through with that one…a toss on the deed. Are we doing this
• How many ads per property should my CL poster post each day?
• Do you subscribe to the idea of putting out ads prior to creating a buyer's list?
• I recorded a deed with the county and then I contacted the assessor and t hey said it was going to take 6-8 weeks for them to officially transfer it. Am I able to sell this deal cash before then or do
• Can you show us an example on the calculator of a land purchase for $2500 and the market price is $10,000 and how you would calculate the terms deal?
• Is automation something you would suggest for us right now?
• Deceased Grantor
• Do you use interest rates to calculate?
• What do I say to persons calling and asking about Apache county (AZ) & development status or, when someone is looking for some context to try to explain why they’re getting an offer?
• If I have a website with my properties...
• In the example you gave when you sell the first year of the note, who holds the deed during that time? Do you sign the deed over or do hold it and how does the investor ensure that you’re not going to
• In the toolkit it talks about how seller financing is different in Texas, when we get to LGPass, will that appropriate form be in LGPass if we select a TX county?
• Yield management
• Most investors have pictures online but they are not of the actual parcel so where are they getting these pictures or how do we get the pictures?
• Do you have any thoughts on where we are in the game right now as it relates to bouncing around in one county?
• About the marketplace
• Muskrat Love - Marketing Advice
• In the due diligence phase, if you discover the most recent sale from the previous owner was handled by a title company, would that make you feel more comfortable?
• Can I purchase a property sold on a treasury deed with a cloudy title?
• When you’re buying from the seller and you said you send the deed, how do you pay them? Do you mail the check with their deeds?
• Can I mail to a tax deed list?
• Would you suggest simply file or snail mail?
• Deceased owner, no will left
• I got back an offer where the land was owned by a LLC and the LLC was incorporated then once the LLC was incorporated, the corporation had its charter revoked. So now, how do I acquire a title?
• Issues with HOAs
• How do I book one of my coaching calls?
• Is it an option to buy from the government?
• How long did it take you in the first county that you worked and how do you know which APNs are good and which ones are not?
• List scrubbing
• Editing Contract
• How are you coming up with your length of time on yields to at least get an initial value to negotiate from?
• When is it best to ask about other properties from one person, before or after closing current purchase?
• Are there any steps in the knowledge base on how to mark a bad mailing address in LGPass?
• What is a Grant, Bargain and Sale deed?
• How often do you or your VAs look for new states & counties to buy in and how often do we need to be doing this?
• What is a Plat map?
• How should I make my offers?
• I bought a list from a county in AZ & I made the mistake of paying too much for it & wasn’t really what I was looking for.
• With LGPass you can start a transaction, start to finish which means you’re tracking your portfolio. How are you tracking your buys if they were wholesale?
• Are there any resources available for training VAs on things like due diligence and other tasks that we might hire them for?
• In Mohave county AZ, their GIS map is like a checkerboard?
• As part of the package with the flight school, it came with two hours of one-on-one coaching/sessions. Could you explain what’s the process to start and when should we meet with them?
• Death Certificates needed?
• If no deed is online, do you call the county to get a copy of the deed on an accepted offer?
• When we’re doing a pricing matrix, do we boil our data down to price per acre or we’re going to be losing value to the data when we do that?
• How often do you adjust the pricing matrix?
• Is your intake manager's role & responsibility just for mailers and getting responses from buyers, or are they doing intake on sales leads?
• What’s the best advice on generating terms prices?
• Should I be purchasing wholesale properties through the LLC or should it be through my own personal account?
• What are your thoughts on fees?
• Are we going to get into land arb (arbitrage) and the details of that and hoe it all works?
• Why is 72 percent the target yield?
• At what point does the county takes over returned mails and put them in the land deed auctions?
• With all your team and all your VAs, how do you manage paying all these people?
• How much Due Diligence should I do on a Wholesale Deal?
• Do I need a titling company to get leans?
• Why is it all about the yield? Is it because it’s all about money now, like money today, money upfront and we can then leverage? Is that it?
• Do you chase returned mails?
• Challenge getting in touch with county for information
• After you started marketing on Facebook, did you just use your personal Facebook page?
• Is there a time variable when it comes to re-deploying the money and calculating yields?
• Working on hiring all these VAs seems like it’s creating its own other job, do you have a VA to manage all the VAs?
• What if I can't get the data from my county?
• Is Geek Pay something that fits in with LGPass?
• Information on structuring terms deals
• Can I hire and still do the work?
• How do I schedule a Flight School Coaching Call?
• How do you approach the conversation from when the buyer asks about interest?
• We got a deed with four properties and the deed looks fine. As we searched the county website, there's something called a 'notice of list' pending. Have you ever ran into that before?
• How do you go about getting to a price point for selling to landarp?
• That excel spreadsheet where you were punching in the numbers & showing the different changes for the yield, is that going to be made available to us…the actual spreadsheet?
• What can and can’t do on a property
• I signed up for posting domination but I’m confused
• Are we going to get access to LGPass?
• In terms of fixed expenses, what do you think is realistic in terms of running the apparatus/tools (LGPASS, Geek Pay etc.) and what do you think is a good number for somebody starting out?
• Can you purchase a property if the seller's name is not on the deed?
• Am I offering too much for my property?
• I’ve gotten a significant stack of ‘return to sender’ on my letters and I heard you all say something about skip tracing but how do you locate these people that these addresses are no good for?