SOLD! How To Write Real Estate Ads That Sell Properties Fast

real estate ads sell properties fast

If you're doing business in real estate, one of the greatest skills you can acquire is the ability to create compelling property listings that sell properties quickly.

The idea of “selling” is something that scares a lot of people out of real estate.

I used to HATE the idea of being a “real estate salesman” because of all the negative connotations that came with the territory (in my mind, anyway).

When I finally came to the realization that selling is a must for any successful real estate investor – I decided to face the issue head-on, rather than running from it.

What I eventually found was that selling real estate was actually a lot of fun! After selling several properties in my first year as an investor, I realized I had grossly misunderstood what it meant to promote listings and get properties sold. What I assumed would be an awkward and annoying process, turned out to be a GREAT way to tap into my inner skills as a writer.

In my experience, most properties are quite capable of selling themselves, but ONLY IF you've priced it rightpromoted it adequately and created a listing that clearly communicates why your property is the deal of a lifetime (i.e. – why your buyers would be absolutely crazy not to take advantage of the opportunity).

Stop Trying To Look Like Everyone Else

Most of us have a lot of pre-conceived notions about what a property listing is supposed to look like. We've all browsed through plenty of other listings before and we've subconsciously told ourselves, “Well…  I guess that's what my listing is supposed to look like too.”

If you want to learn how to write real estate ads well, the fact of the matter is you don't need to look like everyone else. In fact… looking like everyone else is one of the worst things you can do. If you create listings that blend in with the crowd, people will ignore you. Looking “average” is one of the best ways to be forgettable and NOT get noticed by the masses.

That being said, I'll be the first to tell you that it isn't easy to think outside the box and be original! It's not naturally intuitive for most of us to be different/creative and that's why so many listings are so boring and uninspiring. Don't get me wrong, some of the well-established tactics out there do work, but most people aren't clear on which tactics work and why. In order for me to show you how to write listings well, we need to hit the “Reset” button and start from square one.

RELATED: 5 Proven Fundamental That Sell Real Estate FAST

Every Good Listing Has A Good Structure

Similar to a well-written college paper, a good listing needs to follow a certain order and have the right “flow” to it. Mine are usually laid out like this: Listing Layout1 Let's talk about what components live inside each of these items…


When you're posting your property for sale on a website with thousands of other listings, it is imperative that your ad has an eye-catching headline that looks different. Your headline is an extremely important part of your listing because in most cases, this will be your only shot at getting a buyer to notice you, so you’d better find a way to stand out from the crowd. Remember, you only have a split second to catch someone’s attention and engage them in clicking on your listing – so this kind of first impression is EVERYTHING… I'm not kidding!

What are the positives and negatives of the property you're trying to sell? Can you make it funny? Can you say something that will make people do a double-take? Can you make your headline stick out like a sore thumb among all the other boring listings in your market? Take a look at this listing I recently posted on Craigslist:

Noticable Headline1 What do you think?

Does my headline look different enough to catch your attention?

Does it stand out from the other headlines around it? As you can see, it's not rocket science. You just have to use your brain for a few extra seconds. Try to be just obnoxious enough to get noticed.

You don't need to lie. You don't need to exaggerate. You don't need to price it at 50% of market value. You just need to get people's attention and give them a reason to click on your listing (even if it's out of sheer curiosity). Note: It obviously doesn't hurt to include a picture (which will be displayed as a thumbnail) and a good price point to go along with your headline.

RELATED: 50 Websites to Post Your Real Estate Listings for FREE

Opening Statement

The first sentence of my listing gets right to the point of what the real estate ad is all about. The idea is to immediately inform my readers about what they're looking at. In this first section, you could say something like:

You'll love this gorgeous 2-story home located just 3 blocks from Parkside Elementary in downtown Coopersville.


Come see this charming ranch with an open floor plan and breathtaking panoramic views of Cedar Springs!

As you can see – we're simply answering the reader's most pressing initial question (i.e. – “What am I looking at?”) and to giving them a reason to keep reading.

Narrative Description of Features

This is where the real fun begins. The idea in this section is to do two things:

1. Talk about the primary features of the property, such as:

  • Number of Bedrooms/Bathrooms
  • Square Footage of the Building
  • Size of the Property (typically in acres)
  • Location/Neighborhood/Schools
  • Garage (if any), Number of Stalls
  • Extras, e.g. – Pool, Patio, Yard, Deck, Fireplace, etc.
  • Any Recent Updates or Renovations, e.g. – windows, doors, appliances
  • Any Unique Characteristics, e.g. – scenic overlook, basketball court, lakefront lot

2. Describe the Property in a Compelling and Inspiring Way

Words can do an AMAZING job of selling real estate (or anything else, for that matter). Did you know that there are copywriters in the world who get paid over $150,000 to write one piece of sales copy?? There is SERIOUS VALUE in your ability to write well – so don't lose sight of the fact that your words can be extremely powerful when used correctly and this is your opportunity to use them to your advantage. For example, I'd like you to compare & contrast these two property listings:

Example 1 – Typical Listing:

new furnace, air conditioning unit. all appliances includes. Huge deck off back of home. walk out in basement to back yard which is fenced in. Lots of updates done. 1 stall attached garage with finished breezeway.

Example 2 – Well-Written Listing:

You’ll love this charming, 2-story cottage with spectacular panoramic views of Otter Lake. This 3 bedroom, 2 bathroom home with a 2-stall garage will give you 1,700 sq ft of generous space to move about (without losing that quaint, cozy atmosphere when it's time to cuddle up by the fireplace with a good book). Wake up each morning to awe-inspiring sunrises in the East and drift off to sleep each night with the tranquil sounds of nature. Situated in a friendly community with an award-winning school system on the outskirts of Allegan County, just thirty minutes from the magnificent City of Grand Ledge.

emotionAs you can probably see – these two examples are not created equal. It takes real effort to be creative and think of descriptive words that will actually make your property sound appealing. Most people don't have the patience (or they just don't care enough) to go the extra mile in this area, but putting forth this extra effort can make a HUGE difference in the way buyers perceive your property.

Some people will find that they excel in the area of “creative writing” pretty naturally. Others will find that it's a major struggle. Not everyone is gifted with the same ability to find words that create amazing mental imagery like this…   so if you fall into this camp, don't worry. At the bottom of this blog post, you'll have a chance to get your hands on a TON of my marketing materials that will make this whole process a lot easier for you…   so keep reading.

Special Promotion

This item won't always apply to your listing – but if (for whatever reason) your goal is to get a property sold FAST, this is your opportunity to give your readers that little extra “nudge” towards taking action. I always try to envision the typical buyer who is looking at my listing. In many cases they are very interested, but they need that extra little bump to pick up the phone and call me. Some examples of a “special promotion” could be any of the following:

  • Offering Seller Financing on the property
  • For a limited time, offering to pay for 100% of the buyer's closing costs
  • Offering to sell the property in the form of a lease purchase or rent-to-own
  • For a limited time, offering a small discount on the listed price

Get creative with it! Feel free to add whatever incentive you think will open the door to more potential buyers (and of course, keep it within the confines of the law :). Just to give you a quick example, whenever I offer Seller Financing on my properties, I'll say something like this:

Please note that this property is also available to purchase with optional Seller Financing. For a small down payment and monthly installments, you can own this property WITHOUT talking to a bank!

Closing Statement & Call To Action

This is where you wrap it up and tell your readers what to do. Don't be afraid to ratchet up the sense of urgency and remind them of the very real possibility that this is the last chance they'll ever have to buy this property.

Here's an example:

This property is only available to the buyer who acts NOW. Stop reading and start calling: ***-***-****

Why are you still reading this?? CALL NOW!

Don't Hype

There is a fine line between painting a positive word picture about your property and overselling/hyping your property. I know – I'm telling you to show off how great your property is and it can be tempting to overstate the “greatness” of it.

The fact is, most people know B.S. when they see it. If you come blasting out of the gate with claims about your property that are clearly embellished or just outright false, you're not going to fool anyone. At best, you'll seriously tarnish your reputation in your market and you might even create some new enemies along the way – so don't go there.

The trick to selling is not to “trick” anyone. The goal is to be very clear about why your property is an amazing opportunity and if it's communicated the right way (and if your asking price is in-line), you can help a lot of people “connect-the-dots” and realize that your property is exactly what they need.

The most successful salespeople know how to convey this information seamlessly and effectively, all while catering to the emotional needs of their buyers. Don't oversell it. Don't make it into something it's not. Just describe your property and it's featured in a way that will help buyers see the greatness of it. Help them to picture themselves in your property and come to the conclusion that it's the best decision they can make.

RELATED: HELP! What To Do When Your Property Just Won't Sell…

Want To See The Exact Listings I Use?

As I explained above – I have no doubt that you are FULLY CAPABLE of creating your own listings that will make your properties get noticed and sound amazing. I've tried to outline my process for you above (and include some small excerpts throughout) so you can get a feel for how I approach this.

At the same time…

I completely understand that we weren't all born with the “creative gene” to effortlessly whip up these kinds of listings in 60 seconds. While we're all capable, this kind of thing doesn't always come easy (and some of us just don't care enough to go the extra mile here). I get it – I really do. With this in mind, I've taken the time to put together a fast and easy solution for those of you who need ideas & inspiration that you can easily implement into your own listings.

Here's What I Want To Give You:

  • 50 Attention-Grabbing Headlines That Are Carefully Engineered To Get Noticed
  • 20 Property Description Templates Designed To Make Properties Sound Irresistible
  • 200 Powerful Adjectives That Will Boost The Desirability Of Your Property
  • Brief Video Tutorial On How To Write An Effective Property Listing
  • Short Guide On How To Use These Tools To Create Listings That Sell Properties Fast

If you want to see an example of how I use the Headlines & Listings Pack, you can watch as I integrate it into this property listing through Zillow:

Again, there's nothing particularly “magical” about these resources or the words I use. I've just invested a lot of time and energy into creating listings that blow my competition out of the water and I want YOU to do the same thing. 

If you think this kind of material would be helpful as you're creating your future property listings – I want to make this FULL package available to you right here, right now. This little arsenal of proven ad copy has the power to transform your real estate ads and give your sales efforts a MAJOR boost over the long haul.

If you're serious about getting properties sold sooner rather than later – I'd encourage you to make this small investment (which is easily worth 50x the price tag shown below – no exaggeration). Feel free to copy or edit each sample listing to fit your needs, or just use it as inspiration to create your own masterpieces. 

If you're ready to take your real estate listings to the next level, you can get started right now…

Note: When you sign up as an REtipster Email Subscriber, I'll give you instant access to this item (along with a truckload of other cool stuff) for FREE.

Learn the Land Investor's Playbook

For over a decade, I've used these ad writing techniques to drive some serious sales and revenue to my land investing business. Land is a massive opportunity that most investors aren't paying attention to – and for the few land investors who know how to pursue this business with the right acquisition strategy, it's an extremely lucrative way to build wealth and financial freedom with real estate.

If you want to get the inside scoop on how to start and run you own land investing business, come and check out the REtipster Club – where you'll get access to a full 12-week course, videos, bonuses, downloads and a members-only forum (where I spend time answering questions every week). There is no better place to learn this business from the inside out.

I'm totally serious! Join today and you'll be glad you did!

About the author

Seth Williams is a land investor and residential income property owner, with hundreds of closed transactions and nearly a decade of experience in the commercial real estate banking industry. He is also the Founder of - a real estate investing blog that offers real world guidance for part-time real estate investors.

Did you find this article to be helpful?

Our goal is always to provide our users with the most up-to-date and relevant content so that we can continue to empower others! Please share your feedback.

Join the conversation

Your email address will not be published. Required fields are marked *

This site uses Akismet to reduce spam. Learn how your comment data is processed.

  1. Julio says:

    Your post, How To Close Your Next Real Estate Deal In-House. |, is really well written and insightful. Glad I found your website, warm regards from Julio!

  2. Seth Williams says:

    Thanks Julio – glad you found it helpful.

  3. Glenn Espinosa says:

    Hey Seth,

    In the past I’ve listed all of my rehabs through a realtor. However, I still found myself doing a lot of the marketing.

    With my next flip I plan to do a FSBO using a local MLs service while continuing to market it myself.

    What is your general process when selling your properties?

  4. Seth Williams says:

    Hey Glenn,

    I know where you’re coming from. I actually use craigslist to sell all of my properties. I also create listings on – which is great at pushing my property info out to several other high-ranking websites (which has been very helpful as well).

    On the rare occasion that I use a realtor, I always require them to include a provision in our agreement stating that if I find the buyer, I will not have to pay them any commission. Since I usually do end up finding the buyer – this has proven to be very important!

    Thanks for checking in – and let me know if you need to bounce any ideas off me for your next sale!

  5. Brandon Turner says:

    This is a fantastic list! I’ll be referring people next time someone tells me they don’t know how to find motivated sellers!

  6. Seth Williams says:

    Thanks for checking in Brandon! Glad this post could be of help.

  7. Jacob Floyd says:

    Thanks for the valuable information Seth! There is a lot in here that made me say “Wow! I never even thought of that!”. So, thank you, once again, and I will be utilizing these NOW!

  8. Seth Williams says:

    Thanks for checking in Jacob – I appreciate the feedback. Keep me posted on which of these approaches you’re able to find success with!

  9. Danny Johnson says:

    Great post!

    This is really big. It amazes me when people tell me they found dozens of vacant houses and have researched the deeds for each house back to the 50’s or whatever. WHY!??!!

    What a huge waste of time. That time should have been spent getting in contact with the owners of those houses, finding out who is motivated and trying to make a deal.

    Nice blog, Seth.

  10. Hermes Birkin says:

    You made some nice points there. I did a search on the subject and found most persons will agree with your site.

  11. Glennpeter Espinosa says:

    Great blog again Seth!

    I especially like the line regarding the answer NO being a “blessing in disguise.” I’ve never thought about it that way and it was pretty enlightening. Thanks again!


  12. Danny Johnson says:

    Great article.

    Did I read that right? You’ve bought over 40 houses for less than $1,000? Crazy!

    I’ve bought them cheap, but not that cheap.

  13. Foster says:

    Very interesting blog! Teaches me to stop wasting time on details until under contract! Hard habit to break. Thanks.

  14. Sorab Gakhar says:

    Very interesting, i’ve been reading your posts today and find your concepts to be great, would love to talk to you more.

  15. Cassara says:

    This was so helpful and easy! Do you have any aritlces on rehab?

  16. Seth Williams says:

    Thanks for your feedback Foster – I’m glad it was helpful!

  17. David says:

    Please send me the exact postcards you are mailing so i can improve my response rate. Thanks

  18. Deen says:

    Hey Seth, thank you for sharing your knowledge. I learned more in these how I find motivated sellers – 3 steps series than most of the courses out there costing $495.00 and above. The name of the game is building a simple, yet solid marketing systems and you have showed me how to do it for free. I have subscribed to your newsletter and will be on the lookout for more great stuff from you. Thanks a million.

  19. property managers says:

    Hi, I do believe this is a great website. I stumbledupon it 😉 I may come
    back once again since I bookmarked it. Money and freedom is the greatest
    way to change, may you be rich and continue to guide other

  20. Ned Carey says:

    I can absolutely back you up on Steve Cook. He used to be in Baltimore where I go t to know him. He has an amazing breadth of knowledge about real estate. He has a wonderful ability to explain the business and to make the complex easy to understand.

    I never heard of some of the others but I just checked out Claude Diamond. I checkout the others too.

  21. jp moses says:

    Hi, Seth – great post! I loved reading the input from all the different thought leaders in our industry, and I’m honored to be considered among them. Thanks for asking, and for serving your readers well.

  22. J Scott says:

    Seth –

    Great post…I’ll be linking this from my blog in the coming days…everyone should be reading this great info from those in our industry who are really doing it. I’m honored to be part of the group!

  23. Brian Burke says:

    Hi Seth, thanks for inviting me to be a part of this post, I’m humbled to be in such esteemed company.

  24. Ned Carey says:

    This is a great post Seth. I am fortunate to know three of these guys personally and they are all top notch.

    I think Steve Cook’s and Frank Gallinelli’s comments say it best.
    “Those that take the “right” actions vs. those who take the wrong actions, or not action at all”
    “truly separates the successful from the dreamers: preparation, or more specifically, a willingness to learn first and act second…”

    I will add something no one else has mentioned: Habit. I truly believe that successful people are successful because they are in the habit of taking the actions that lead to success. To Steve Cook’s point successful people are in the habit of taking the “Right” actions.

  25. Danny Johnson says:

    Hey Seth!

    Thanks for inviting me to be a part of this awesome collection of advice for people just getting started flipping houses. I am definitely sharing this.

    It’s really something to see some of the people whose advice I used when I was getting started and throughout my years investing taking part in this post.

  26. Glenn Espinosa says:

    GREAT post Seth!!

    You are in company of some really big players. Thanks for picking their brains for us newer investors!

  27. Jason Merchey says:

    Impressive compilation of wisdom! I love “the wisdom tradition,” whereby one looks to others to try to cut down on the steep learning curve. In anything – investing, weight loss, philosophy – you have to do a lot of work before seeing much in the way of results. If you start on the right path, then, like the proverb about success being a journey of a thousand miles that begins with a single step, then you will succeed using your hard work and diligence (assuming luck is on your side – after all, sometimes a thousand mile journey ends in a truck hitting you). The point I am making is that you have to figure out the destination of this 1,000-mile journey, and you have to avoid wrong turns, pitfalls, and distractions. To engage in the wisdom tradition, then, is to try to learn from others and from general knowledge pools how to best proceed. You might find that the best way to take a 1,000-mile journey is to wear certain boots, or take plenty of water, or heck – hitch a ride on a train for 250 of the miles! I like where you went with this, Seth.

  28. Jason Lavis says:

    I love this post, as I moved down the page I was heartened to see that what we had was a list of core values and principles of success. These values and principles have been applied to real estate investing but they apply equally any kind of success, from weight loss, to moving up the corporate ladder, or even achievement in a hobby. Good stuff

  29. Chris Clothier says:

    Seth –

    Your article turned out very nice! I had no idea you had gathered so many thought leaders into one post. Great stuff and I will definitely spread the word on this post and for your site. Let me know if I can ever do anything for you.

    All the best – Chris

  30. Ali Boone says:

    I love it Seth! Article turned out great. I love the collage of pictures at the beginning… makes us all look like a big happy investor family! 😉

  31. Jason Wiles says:

    i would also love to see your actual postcard

  32. Sharon says:

    Seth – Please send me a copy of your postcard. Thanks.

  33. Daniel says:

    So true!! This is my plan as well as soon as I get a rental property.
    I don’t have to know everything just to save a few bucks. I’d rather spend my time on something else.

  34. Daniel says:

    Seth, do you know how frequently AgentPro 247 updates their lists in order to provide the most recent property information?

    Thanks for this great blog!!


  35. Daniel says:

    Seth, are the property reports included in the Bronze package for 18 bucks a month?

  36. Jeff D. says:

    Hey Seth, can you send your postcards to me as well?

  37. Carlos says:

    Hey Seth, I made my way here from BP. I’d like to see your latest and most successful postcards. I’d also be interested in the criteria you use for your lists.

  38. Scotty says:

    Hi Seth, can you please send me the postcards you use? I came from BP as well. Thanks….

  39. jimi says:

    What happens in between the time you buy and sell is mission critical. I’d suggest that every investor spend at least one “tour of duty” as a property manager – if for no other reason than to be a more effective overseer of your hired gun PM. Personally, I like the operations side of this business and love the fact that many people think it’s harder than it is.
    Two suggestions:

    1) Understand exactly who will be responsible for your property. The owner/manager who answered all your great questions effectively is usually handing it off to some 25 year-old newbie.
    2) Be careful about outsourcing the tenant screening/tenant selection process. Finding the BEST tenant for your property is not unlike hiring a long-term (hopefully) employee … their job is to be a good steward of your investment. Your interests, as owner, are not exactly aligned with the short-term/narrow interests of the property manager. Property managers benefit from turnover (more fees). They also typically have less zeal than the owner in regards to underwriting tenant quality … satisfied with signing the first marginally qualified tenant through the door … sign here, press hard, third copy is yours, NEXT!

  40. jesse says:

    This is a very interesting blog!

  41. Kyle Zaylor says:

    Seth and Frank, great follow up to last month’s piece!

  42. Daniel says:

    Seth, how to you find out about any back taxes owed? Does agentpro247 list this information?
    I am getting ready to make my first offers, but the county I am in does not list delinquent tax info online.


  43. Daniel says:

    Done! Just sent my first batch of postcards through Click2Mail. I made sure to click on your link to get to their site.

  44. Ryan says:

    I agree working with a property management company is the best strategy, for any investor.The problem is finding a good PM company.Though i agree with your advice because, for financial freedom, you have to be in a position to make money while you are asleep.

  45. Debbie Brackett says:

    Hi Seth,

    I’m a BP’er 🙂 Are you able to still send the postcard? Thank you!

  46. Daniel says:

    Seth, I was going to sign up for AgentPro247, but they are asking for a Real Estate License # which I don’t have. It’s a required field.
    I didn’t know you need one to sign up. Or could I just put in a number that I made up?


  47. Lou says:

    Thanks for a great article. If you could email the templates I would greatly appreciate it. Again thanks for all the super articles that you are posting. I’m reading all that I can.

  48. Lou says:

    This audio script was great. It has given me a few ideas on what I need to do in order not to waste to much time on the phone.

    Thanks and keep up the great work.

  49. Desiree @ RingCentral says:

    Thank you so much for including us on this list!

  50. Mike Stansbury says:

    PDF expert is awesome too… Great blog post..

  51. glendale ca property management says:

    Commercial property insurance also provides protection to the financial obligations that may arise out of the occupation
    of a property by a tenant. As for the tenants, their main obligation is
    to pay the rent on time. If you are considering using building management software for the first time, or finding something more suitable for your needs, you are on the right track by reading this article.

  52. Lou says:

    Seth thanks for sharing this nuggets from some of the leaders in the field of real estate investing. It was very helpful and timely. Keep up the great work and I always look forward in reading your articles. Again thanks.

  53. Trent says:

    Sweet blog! I found it while browsing on Yahoo News.

    Do you have any suggestions on how to get listed in Yahoo
    News? I’ve been trying for a while but I never seem to get there! Appreciate it

  54. Elizaveta says:

    This is great!!! I always find out some very interesting ideas I haven’t heard yet! Thank you for taking time for it!

  55. Margaretta Jacobson says:

    You’ve got a great blog there keep it up. I’ll be watching out for most posts.

  56. we buy houses amarillo texas says:

    By doing so, you will be in a far-fetched position to be able to take
    benefit of any big offers that come your way. Look for aaawebuyuglyhouses to
    sell your house with ease. ) After all, no investor will say “we buy houses that are insurance risks” but you get the idea.

  57. Victor Etongwe says:

    Hey Seth awesome blog and awesome post. I made my way to your blog via Bigger Pockets, and its been good reading so far. Keep it up!

  58. Jay says:

    As always, great blog post. I really like all of the information you include in the message. Do you ever think that the message is too long to where some decent prospects may not listen to the whole thing? Or because of the value proposition, it tends to work just fine…

    Always appreciate the input and the great info!

  59. Jay says:

    Awesome article! Im only a few properties in to my real estate investing career but certainly want to get involved in seller financing. So if I’m hearing things right, really the only way to implement seller financing is if you own it free and clear, correct? For example, you have a property worth 80K but you have a 40K mortgage on it, you couldnt really offer seller financing unless the down payment you collected from your buyer was enough to pay off the 40K loan you owe?

    Just trying to wrap my head fully around this. Thanks again!

  60. mark says:

    you don’t take credit cards?

  61. Lynn Albro says:

    Thanks for taking the time to share all of these ideas… I am going to share this post at Google and Facebook.

  62. Scotty says:

    Hi Seth, I will be trying out the the website you use. Click2mail is awesome, I think I got so caught up trying to do yellow letters I never really sent alot of postcards. I used Click2mail on follow ups but now I will try sending out yellow postcards. I dont want to even tell you how many yellow letters I have actually wrote. One question is how often do you update this list? Thanks…

  63. Tom Krol says:

    Wow, this really is awesome info that I will deffinatly use!!! Thank you!

  64. Brandon Turner | BiggerPockets says:

    Great interview! Braden definitely seems to know what he’s doing. Thanks for putting this together Seth!

  65. Dorothy Barnes says:

    Wonderful article Seth! This is not only useful for real estate investing, but for other niches as well.

  66. Onan Dumas says:

    Hey Seth thanks for putting this up there. I really appreciate all your info that you give here for free! I’m just wanting to throw some of that appreciation back at you with a comment!

  67. Brandon Turner | BiggerPockets says:

    Love it!

  68. Ben Leybovich says:

    Hahaha – I love the one Zillow one. Funny stuff Seth 🙂

    You know you are an expert if your name is Brandon Turner…

  69. Ben Leybovich says:

    Nice interview guys. I would be interested in hearing more from Braden relative to him being a licensee and doing wholesale business. There are some road blocks there 🙂

    Thanks guys!

  70. Nicole says:

    This was such a pleasure to read. Thank you everyone for posting and being willing to share. I think the most encouraging thing is to see a relatively consistent message between the post.

  71. Patsy says:

    This is really interesting, You are a very skilled blogger.
    I have joined your feed and look forward to
    seeking more of your wonderful post. Also, I’ve shared your web site in my social networks!

  72. Dan says:

    Great video! 2013 is the year where I finally do something more useful with my evenings than watching TV until I fall asleep on the couch. Real Estate investing is one part of it.
    Keep up the good work, Seth!

  73. Karen Rittenhouse says:

    Great post, Seth! I’m sending this out to all of our students. If you want to be the best, follow the best, and this is some great information from some of the most successful investors in our industry.

    Well done and “Thanks!”

  74. Brandon Turner | BiggerPockets says:

    Awesome compilation, Seth! Thanks for including me in the list! It was fun to read through everyone’s responses!

  75. Charles Irving says:

    Thank you Seth, I am going to study all of these awesome people on this list ..

  76. Sharon Vornholt says:

    I love this post Seth. It is so interesting to read what others have to say on the subject. There are without a doubt common threads that run through these comments like mentors, teams, focus, persistence, and the ability to listen and find solutions. Thanks for including me.

  77. Steve Cook says:

    Hi Seth,

    You caught me when I was on vacation and I’m just getting settled in to read this. Thanks for including me in on it. I enjoyed reading it.

  78. reuben says:

    Hello! I recently would like to give you a huge thumbs upwards for the great info you have here for this post. I will be coming back to your blog post for more shortly.

  79. Ketty Boucher says:

    Thanks for so beautiful information. I hope the above information will go a long way to help you make your decision.

  80. william says:

    This post genuinely peaked my personal interest.

  81. Sharon Vornholt says:

    That’s a great list Seth. Thanks for sharing.


  82. Brian says:

    Hey Seth,

    Great post, #6 is have a work area that’s just for work. If your work desk is the same as your play and personal finance desk, it’s too easy to get distracted doing one of the other things.

    I also like to modify my desk to fit with work. I have a notebook, some pens, and a desktop background that all point toward writing. It’s a great way to get rid of visual distractions, like that interesting magazine article from the other day.

    Happy blogging,

  83. Scott Costello says:

    hahaha, are you keeping some these for your blog only now?? Oh and I see you are using OptinSkin….how is it? I was a half click away from ordering it myself the other night but wanted to do more research first.

  84. Joshua Dorkin says:

    You are definitely the king of the animated Gif, Seth. Nice.

  85. Kathy says:

    Great blog
    Thanks for sharing!
    I don’t know if I’m disgusted or impressed with the moon guy.

  86. Ken says:

    Neat posts. Thanks for sharing. I hadnt heard of all these guys. I just signed up for all the newsletters. 🙂

  87. hafilah mohd salleh says:

    hi seth… am hafilah from malaysia. i have heard your video and its really interesting. thanks. i have some properties here in malaysia that sometimes its hard for me to get a buyer. and i was thinking of selling the properties by doing a public auction. hope that i can get faster buyer. ok my question is, do you have any sample letter of how the owner of the properties write to me to offer me to sell their properties by public auction…i want them to give an offer letter than i will procede with the rest of the documents. hope you can give me some tips…thanks

  88. Cynthia Lai says:

    OK this is a great way to start a day. Thank you with a smile on my face!

  89. Robert Hathaway says:

    Great list! There’s a few new ones that I will use.

    Do you have recommendations for sites/apps you use for floor layout planning?

  90. Ellis S. says:

    Seth, your perspective is dead on. I had a debate with another investor about this. He said that when your phone rings, it is lost money if I don’t personally answer it. My view is that I want to be in control of who I speak to & when I speak to them, if at all. I cited Stephen Covey “urgent but not important”. My family life is too important to be interrupted by a tire kicker. Also, the distraction created when I am doing other important tasks means the quality of my work & productivity decline. Thanks for such an insightful article.

  91. Joshua Dorkin says:

    Thanks again for joining us, Seth! It was fun.

  92. Abdul Rasheed says:

    Hi Seth,
    What exactly is in the post cards? Are they for marking for lands? Do one need to tweak it for houses? How can one use it with click2mail?

  93. Joel says:


    Check out homesnap it works like this you want to know a property value of a house you open the homesnap app you take a pic and in a couple of seconds it will give you the property value of that house

  94. Mike says:

    Hi Seth. After reading your blogs on this I have just sent out my first mailings to absentee and tax distressed owners in my area. My budget only allowed me to send out 500 post cards. But at least it was something and better than sitting on the sidelines. In 4-6 weeks I’ll resend.
    Thanks for the great info.

  95. Ben says:

    I’m about to make my first offer and found this post of extreme value. Can you send me the real letters you have used in the past? Thanks, and I’m thrilled to have found your blog!

  96. steve says:

    Hi Seth,
    I have recently enjoyed reading your post in BP and now your site. I noticed that you’re from GR. I am located in Mason County (Ludington). Thanks for the information given. I’m a relative new investor, but I plan on taking the next step to start sending out letters. I am still using the MLS and a RE agent. With some success. The last two projects that I have been apart of have been land contracts, there is a huge demand for them here. Do you have any suggestions for a person like myself to take my RE investing to the next level. I’m caught between, well I’m not sure where the heck I am. I guess I’m looking for guidance on developing a plan for my and my family to take. Do you have any suggestions? I just have recently looked up a REI meeting in Wyoming and plan on attending one in the future to see how that will go. Sorry to ramble on. Any advice is well taken and appreciated! Thanks and keep up the good work

  97. Kerry says:


    Great post as always! From my experience I totally agree that keeping everything simple for your sellers (buyers too) is paramount. Anytime your written or verbal correspondence is too complicated for the average person you risk losing the other party figuratively and literally. Spot on my friend!

    I would love to get a copy of your forms! Thanks in advance!


  98. Brian Wall says:

    Seth, Great post!
    Can you clear two things up for me?

    1) Something that I saw “missing” in your contract, or anywhere mentioned is a deposit/EMD. I understand that it is not needed, but how do you deal with semi-savvy sellers (and/or agents) that think you need to have a deposit.

    2) At what point do you send the offer. So, right now, I am sending out postcards, taking calls, then if it looks like a possible deal, I tell the caller I will research and call them back. Then, I call them back with a verbal offer. How does that compare to what you do?

    Thanks, Brian

    PS – I just signed up for Thanks for the great tip!

  99. Jeremiah says:

    I’ve always been intimidated just by providing people with the complicated offer letters. I like how simple and straightforward you’ve made yours. Could I please get a copy? Thanks again for another great article!

  100. Oiluj Lopez says:

    Good post!

    Couldn’t have come at a better time! I just had a deal fall through with an owner who’s first language was not English. The contract may have killed it now that I think about it!

    I think your forms may be just what I need! Thanks Seth!

  101. H Stern says:

    Wow, having just dealt with one of those monsters contracts, this is really an improvement, not only for buyers but also sellers.

    Did you get any negative feedback from any of the “conventional” real estate agents? Found that some didn’t like to accept offers/contracts that were not written on the local RE association form letter. Also, similar to Brian, I thought contracts were only valid (in MI) when something of importance was put down (EMD). After this rant, may I also ask for a copy?

  102. Tyler says:

    There is so much valuable information on this website– aren’t you worried about a gradual increase in competition in your market?

    That said, I would be very grateful if I could get a hand on the letters/forms you use.

    Cheers from a poker player looking to get into vacant land investing part-time..


  103. Kerry says:


    Do you ever sell your land using a contract for deed? If so, what insights would you provide in that regard? Thanks!


  104. Kerry says:

    Hey Seth,

    Scratch that last comment. I see where you tackle it in another post. My fault!


  105. John says:

    Great content, Seth. Can’t imagine the effort you put into this. I am grateful for your experience and your openness in sharing it. Would you please send me copies of the contract examples? Thanks.

  106. Jeremiah says:

    As an extremely noise sensitive person, I spent tons of time trying to find the perfect headphones and actually ended up buying those exact same ones. I take them on planes and my daily bus commute and might as well be in my own sealed in little world. LOVE them!

    One of my go-to places for white noise is It’s amazing how focused and productive I can get with the sound of a rain storm in the background.

  107. Bill says:

    I really like your simple approach to dealing with sellers. They really just want to get this over with so by making it easy they will likely just follow your instructions.

    People who need to sell have the feeling that this might be their only offer. Using that psychology to your advantage and keeping things simple helps get deals closed.

    If you have a minute I would be interested in looking at your letters and contracts as well. Keep up the good work!


  108. Chris says:

    Hi Seth, I followed you over here from Biggerpockets. Your content on this blog is outstanding. I keep looking forward to more. Thanks for this post and your offer of sending out the letters and contract that you use. I’d like to take a look if you don’t mind.

  109. Dustin says:

    Hi Seth

    I listened to your BP podcast and came over to your blog. Everything that I have found on here has been very helpful. I’d like to see your offer letters if you don’t mind.



  110. Kyle Zaylor says:

    Great podcast Seth and Josh!

  111. Joshua Dorkin says:

    Seth –
    Thanks so much for taking the time to write about BiggerPockets, my favorite site out there 😉 Seriously, that’s a great review!

    We appreciate having you as a member and contributor to the community, and most of all — having you as an advocate for what we’re all about.

  112. Brandon Turner says:

    Wow Seth – this is overwhelmingly awesome! Thanks so much for the great review. We appreciate the in-depth look at BP! Seriously- this is awesome. Thanks so much for being a part of our community!

  113. John Fedro says:

    Hear hear! Well said Seth. Great points well made. Excellent post.

    These guys work hard for this site and for us.

    John Fedro

  114. Hichem says:

    Hi Seth,
    Thanks for freely sharing so much great information. I’m gonna buy the package and try different combinations. I’ll let you know what worked best. Keep up the good work!

  115. Scott Bottomley says:

    Hey Seth,

    I’m a first time reader of your blog. Just heard your podcast on bigger pockets a few days ago and I’ve listened to it twice already. I want to get into the game of real estate and this seems like a great place to start. The detail you share in this interview is awesome.

    Be expecting tons of comments, particularly questions in the coming months.

    A few off the bat.

    1) You talked highs and lows but what is a typical transaction like? >$40k is great but like you said, that’s a home run. What’s a base hit?

    2) You talk about calling directly to get lists and this costing $80 to $500. AgentPro247 is considerably cheaper, is this the same information or is going directly to the source and paying more a better solution? I know Agent Pro247 has other uses too.

    3) I’m curious about the success of your “selling” website. You mention almost all buyers coming from Craigslist. Do you get sales from your private website?

    4) Last question I promise… Did you and if so, would you have to start the LLC prior to your first deal? I know it makes things more reputable but does it impact the sale at all?

    I’ll save the few hundred other questions I have for another day. My gears are turning.

    Thanks for your time and the great interview. Anyone who hasn’t heard it yet should take a listen. My favorite BP podcast yet!


  116. Braden Chandler says:

    Nice post Seth! I constantly send my buyers to BP, it’s an incredible resource for any type of investor.

  117. carolyn says:

    You had mentioned that you purchased a course when you first got started. Could you tell the course name? I would be interested in purchasing a course.

  118. Gary Kurtz says:

    Hey Seth,
    Getting ready to send out our fist mailing and was wondering, how does Agent247 compare to List Source?

  119. Tiffany @circusofhumaniT says:

    Hi. I always seem to find a tiny piece of new info in old news. I sometimes drive for dollars and I’ve heard of including a picture in your letter but it always seemed too time and money intensive. What I hadn’t considered was printing the pic on your offer or the envelope. Good tip!

  120. Bill says:


    I purchase similar list for my marketing. If I’m interested in doing land investing do you try to find lists that are targeted as such? When I mail my letters I get a bunch of calls and out of all the calls I fielded only one person had land and it was secondary to the home he needed to sell.

    Seems like your going to get a lot of calls from distressed homeowners and it will take a ton of calls to get that one land lead. What are your thoughts?

  121. Chris Feltus says:

    Thanks for the kind words Tiffany. Yes, putting the picture on both the envelope and the letterhead I have found to increase response rates by quite a wide margin. Additionally, take into account some of the owners have literally not seen the property for years. When you take a picture of the property that shows it in its current state of distress it helps them understand why they should considering an “as is” sale.

  122. Marcel says:

    Hey Seth,
    I listened to your podcast episode on BP, incredibly informative. Thanks for all the insight in that episode and on this site. I just have a quick logistical question: how do you determine what Property Characteristics to select to retrieve vacant land on Agent Pro? I see the property type field that has Agricultural/Rural, Commercial Vacant, Residential Vacant…. Any advice?

    Thanks again,

  123. Ryan Lundquist says:

    What a thorough post, Seth. This is sincerely good stuff. I think you’re trying to provide the definitive post on what to think about when hunting for land. 🙂 Anyone interested in land should get a better background after reading through your post. I really appreciate getting to pitch in a few thoughts too. Thank you for the opportunity.

  124. Hichem says:

    This is exactly what i’ve been looking for. I sent postcards last week and got my first calls from sellers yesterday but I’m stuck trying to figure out how much to offer. This will be really helpful. Great post Seth! Thank you!

  125. Monique says:

    Hello Seth,

    Thanks for sharing this was great insight and I will be sure to apply this brilliant communication strategy, I would like to receive some examples of your post cards!

  126. JK says:

    I watched the jellybean video you posted in your BP article and had tears in my eyes, as I’ve been a procrastinator, who wants to invest in RE to generate passive income to do other things in life, but haven’t done anything yet due to so called ‘reasons’. I had the opportunity to buy in places (Atlanta, Phoenix) a year or so back and that would’ve been great, had I actually done it. My (problem) is that I’m in Canada which makes it somewhat difficult to capitalize on US RE opportunities in a timely manner. I so want to buy in TX right now, but again find more reasons not to, than to do.

    Can you help?

  127. Kyle Zaylor says:

    Great article, Seth! It’s so true with keeping everything organized.

    I laughed a bit when I read #2 (dual monitors). I can’t function without my two monitors!


  128. Ian Kuchman says:

    Spot on article. This is EXACTLY what I’m doing with all of my filings. It’s so funny seeing other people operate with archaic filing systems. I literally cannot work with someone who doesn’t know how to scan a document.

    I hope your readers get some value from this article 🙂

  129. Sharon Vornholt says:

    Great post and video Seth. One question; can you get by on the free version of Dropbox for all those files?


  130. John Kile says:

    Great content, Seth. Using Cloud based systems makes so much sense, not only for easy access from multiple platforms, but also just as a means of backing up data. I personally have been using Evernote and have been happy with it, but not overly ecstatic. It’s great for taking notes and linking to other notes, but lacks the ability to go beyond one folder (or notebook). After looking at your system, I realized that I might be able to get the best of both worlds and merge the two – i.e., Evernote will be for notes and webclips and Dropbox for folders and files. Thanks so much for sharing.

  131. Eve says:

    Seth, it’s really a mind-set changing when I start to look at property as an investor instead of a retail buyer. At beginning, it’s hard for me to believe that the seller is willing to give up that much equity to a stranger. Now, it’s just business!

  132. Don says:

    Wow lots of great info. I’ll have to bookmark it. I teach a course to new real estate investors on how to buy property with nothing down at: Thanks for all the great info!

  133. Big Ben says:

    Hi Seth,

    Thanks for the great post! This makes a LOT of sense for me. I am a licensed agent and I typically use the REALTOR form, which is dense and confusing. I still can’t get the hang of using it after several times.

    Could you please email me your forms? I would really appreciate it.

    Thanks and keep up the good work!

    -Big Ben

  134. Roger says:

    Check out RentaFlow, it’s a kind of calculator to see how much a rental property will cashflow. I quite like it, the best feature is that you can export a pdf report to send on to partners or lenders straight from the app

  135. Julius Elorm Torkpo says:

    please i would like you to educate me more of land investing opportunities.

  136. Dave says:

    Thanks for kind words about my video.

  137. Ian Kuchman says:

    Excellent article you’ve written here. I will definitely be looking into creating some high quality video like Dave has shown us. Nobody really sticks out in my market as the ones showing incredible video to show off their retail/wholesale properties. Looks like an opportunity to zag.

    It’s funny, I just asked a realator if he could do this for me, but he never gave me a good answer.

    Thanks guys.

  138. cliff daniels says:

    Tons of information on this site to use as resource. I am always seeking content (to direct as a link) for my Real Estate (residential) website blog hosting RE related articles for my viewership to click through for their consideration.

    Cliff Daniels
    Active Properties
    Boulder Colorado

  139. Kim says:

    When purchasing land how else are you profiting other than reselling with seller financing?

  140. Ken Cardillo says:

    Seth – sound advice! If you are in this business, you should treat it like business and therefore, NO EMOTION.

    I wrote an article based on my experience about how much to submit a bid for at My number one rule is to “remove the emotion”! I also discuss how knowing the seller and your competition can help you develop a bidding strategy. Check out the article and post your thoughts.

  141. Henry Nguyen says:

    Excellent advice on focusing on what really matters in a business. It’s important to set up systems so you can save on the most precious resource, time. All three are focused on saving time. Being organized will help you be more efficient and use time more wisely. That’s something I’ve struggled with personally and professionally as my thoughts are wandering all over the place. Thanks for the great tips from posts like this and your website overall.

  142. Alex Goldovsky says:

    Protitleusa offers reasonable Title Searches that are very accurate and thorough. They include the Chain of Title, Judgments, Liens, Taxes and Mortgages. They even offer just a Judgment and Lien search for a property.

  143. estate agent says:

    hmm..right title fundamentals that sell..i agree with all your fundamentals u listed..they are the must..

  144. real estate pune says:

    emotions play very important if u r seller..if the buyer tells his tale a seller gets sentimental and gives away at buyers price..

  145. office space on rent in pune says:

    the locality and access to the roads depends the most according to me for pricing a land..

  146. sachinbop says:

    I am fully agree with your thoughts. You listed all the fundamentals in a proper manner. Good job.

  147. Virginia says:

    Great article and really helpful. I tweeted this and I’d love to get the package you put together.

  148. michelle finnamore says:

    Hi Seth, I work with many agents in different offices and this is something that many agents wonder about, how to get their listing noticed. You have pulled together so many great examples above, would love to get the rest of the information. Here is a link to a video that was produced by Sage Real Estate in Toronto. Definitely fits the bill for thinking outside the box when it comes to online video marketing .

  149. Wayne Harriman says:

    Nicely done and well said, Seth! I’d also love to get the package you’ve put together!

  150. Neil Dentith says:

    This was very helpful thank you

  151. Travis Parker says:

    VERY good info! C/p for the next time I List a property (SHOULD be tomorrow afternoon). Also, Tweeted & would appreciate the List you mentioned.

  152. Hector Reyes says:

    I love your article. I tweet it and im following you now on Twitter.
    I would love to be one of the 15 that will get the package.

  153. George Stroud says:

    Great article. I gave you a tweet and a Google . Could I get a copy of the package, also?

  154. David M. Childress says:

    Nice writing. I shared on Twitter and Google

  155. Cecile says:

    Are you sending any more packages? I would certainly like to have one since the info would be very helpful.

  156. John Hoening says:

    Very good info here thanks for sharing, just wanted to ask a few questions, I listen to the podcast, and you mention you only do one mailing to a list is that correct? Or is that only the tax list you mail to only once? And what would you say over a 30 day period how many post cards do you send out? I do direct mailing to expired listing from the local MLS in my market which amounts to 200 per month, want to increase this to 500-1000 per month to generate more leads, I’m very interested in trying out agent247, and click to mail, my niche is L/O but I’m studying vacant Land and mobile homes ideas also, I want to create more passive income, I live here in the midwest, Thanks for taking time to help……..

  157. Elvis says:

    Awesome material. I came to your blog thanks to the webcast on biggerpockets which I really enjoyed.

    My question..have you considered to make a detailed tutorial on how you determine the sell price of the land? Like showing the tools you use and how to come up with the potential sales price.


  158. Dave says:

    Hi Seth
    Awesome blog and good resources however I have used agentpro247 before and the data is OLD even the tax default is for 2011 and that’s from multiple states. I called them on it more than once and no help not even from escalating the call. I would not use them again way to many disappointments.

  159. Moses Yoon says:

    You should look up Tom Hopkins and Richard Fenton

  160. Lisaan Derson says:

    Hi…I am reading your articles. Thanks for sharing this informative post.

  161. Lisaan Derson says:

    Hi…thanks for sharing your suggestion. Please keep posting.

  162. Lisaan Derson says:

    Hi…I am reading your articles. It is really informative post. Thanks for posting this blogs. This topic gives various information to real estate investors. I have gathered various information. so please keep your posting.

  163. Virginia says:

    Regarding the possibility of the property being used as a makeshift junkyard or landfill, how would you find out if that is the case?

  164. Jeff says:

    I ordered the LandProfitGenerator through your affiliated link

    While the information is collected it does not conduct the transaction but rather redirects to Jack Bosch’s university site. Please advise where the Land Profit Generator can be purchased or whether you offer an alternative. Thanks for all the educational content offered on

  165. Nancy Frain says:

    KISS theory, great content with good advise. Any further help is always welcome. Keep it up.

  166. dona cardenas says:

    Thanks for sharing your info. In your opinion, do you know how agentpro compares to the actual tax info I get through my listing service? (im an agent) would it be different somehow other than the way to filter the info. (listing service is limited)

  167. Chuck says:


    We have a similar office, but I must say it seems like the front seat of my car is where a lot of my time is spent. We did get a dedicated RE filing cabinet about a year ago, and have recently acquired a second one. This has really helped with some of the organization.

    I need to follow your advice and get more of my stuff electronic. I do have a dropbox account and am already starting to see some benefits of this…

    Good blog..take care,

  168. Sharon Vornholt says:

    Looks great Seth! I love the couch. Are you planning a nap here and there?


  169. Chuck says:


    Good comprehensive post on Seller Financing. I just posted about my recent sale where I financed one of my rentals to my tenants. Good win-win for both parties.

    This is certainly in my long-term exit strategy.

  170. Amy B says:

    Seth! Your due diligence worksheet is so helpful!! Thank you so much for your willingness to share!

  171. george says:

    Hi Seth
    I just registered and want to order the postcard templates but i havent received my
    PROMP code . Please help

  172. Nick Billions says:

    Well-informed post on real estate website building. Definitely a must-have to be progressive in building your business with the potential exposure it can encounter from a few clicks on a website!

  173. ED M in Florida says:

    I’m always learning …thanks!

  174. Aaron says:

    This is great info Seth, glad you’re putting it out there! WordPress is a great platform for sure. It’s amazing how much time and money people waste when they’re first starting off building sites. Have you checked out InvestorCarrot? Let me know if you’d like a free site on there – we are looking for folks like you who are genuinely interested in sharing powerful tips, and we’re gathering data from hundreds of real estate sites around the country on what kinds of squeeze pages and designs convert the best. We’d love to team up!

  175. Jeff says:

    The timely and pertinent information you provide to real estate investors is a value beyond belief! Thanks for leaving trail markers for us lost in the woods.

  176. Steve Johnson says:

    The guy who sells property on the moon. Thats good. I enjoy that one.

    Great article by the way. I’m doing more research into the valuation of land so I’ve been paging through a number of your articles with land as the topic.
    Thanks for sharing!

  177. Brian Bandas says:

    Fantastic post! As someone closer to the beginning of his career, it is nice to be reminded that everyone starts out at the beginning. My biggest challenge is patience–I’d do a new deal every day if it could! It’s helpful to hear people talk about persevering through the pain of wanting to grow faster. Great post!

  178. Cz and Synthetic Stones says:

    Nice post, i hope everyone will like your post..

  179. form for name change says:

    Thanks for sharing this wonderful post, It is awesome.

  180. Estate Agents says:

    this should be known to real estate agents… Awesome article.. Thanks for sharing it..

  181. Era says:

    Thank you Seth! I think my real estate website is yet to be designed more perfectly. I will surely make my webmaster read this post of yours. Great job mate!

  182. Terry White says:

    Hi Seth
    I just registered and want to order the postcard templates but i havent received my
    PROMP code .

  183. Luis Acevedo says:

    Once again Seth you hit home run with this article.

  184. Karl James says:

    Seth – Thanks for the AgentPro video tutorial and the Due Diligence worksheet.

    Curiosity question – looking at the worksheet I notice a small cell formatting thing, looks like the return on investment (ROI) cells at C34, C36 and C38 are formatted a $, versus %. Was this intentional to show that for every dollar you spend you get $2.xx back versus showing the typical percentage return?

  185. Scott Costello says:

    I’m a huge fan of StudioPress themes and even used the agent press theme for a prior version of my blog. There is definitely a learning curve for using studiopress themes even if you have a decent handle on WordPress. It is not a steep learning curve however so if you can put aside a week of time you can become very proficient.

    I will say that the demo that you see of the theme and what you see right after you install it to your blog is quite different. LIke Seth has mentioned in this article you have to usually download some additional plugins to make it work. Also Pictures are VERY important to the look. Using stock photos is a good way to go.

    Thanks for the good article Seth!

  186. Fulton says:

    Of course MY cat then implants his fangs into the softest part of my hand…
    Good stuff, thanks for spending the time to put a little humor in our day!

  187. Fulton says:

    O.K., Seth – your next project: Defining Best Google Tools for Real Estate Practitioners, A Helpful Overview & Guide to Help Sort, Integrate, and Use All Of Google’s Tools in your Real Estate Business.

  188. Baltimore Foreclosure Properties says:

    Thank you for this wonderful information. I am very glad to find this.

  189. David Ray says:

    Awesome strip. I see the occasional blog post online here and there about this subject but seeing it visually was a nice change of pace!

  190. devender says:

    Good information regarding the Real Estate Sector.

  191. Ann says:

    Very Imformative

  192. sitosysrakesh says:

    thanks for sharing the blog, very nice information on relaestate is provided here, great posting and useful information here.

  193. Mona Gupta says:

    Thank you I did not kinow most of them.

  194. Al Williamson says:

    Seth, this is good stuff. Godin’s book really shook me when I first read it. I had a deep dip to get through, it took 5 hard years to make a significant change in the neighborhood we were trying to revitalize. But now, using a competitive attitude, as a group of landlords, we have made it through.

    Yes, be the best. Lackluster landlords do not help struggling inner cities. I prefer they quit and make room for next gen owners.

    Thanks for you post.

  195. Nate says:

    Excellent article with lessons to apply for any business type!

  196. Lisa Pope says:

    Great post and reminder and to not give up on your dreams

  197. Irish says:

    I agree with Nate. Powerful post. Causing me to make a mental shift in how I’ve been viewing things. Thanks for the shake up – needed it.

  198. Joshua Stahl says:

    Seth Godin’s book was one of the best business books I have ever read. Every time the going gets tough, I remember that it is that way across the board for all players in the field. There is no doubt that there are highs and lows as a real estate investor. As long as your trajectory is up over time, you are in a favorable position.

  199. Tom Gates says:

    Seth…….I’m a newbie in real estate investing. And your writing skills and content, are out-
    standing !! Very helpful. Pls. do not stop. Thank-you.

  200. James says:

    I have just registered could I please have a code for your templates thank you

  201. Judy says:

    I started in Real Estate by being an investor while working at a corporate job. Sold my investments at about 7-8 years of holding experiencing good appreciation. Decided I did not want to be a landlord anymore, did not like the life style and the stress. When I quit my corporate job I knew I had a lot of real estate knowledge so I decided to be a Realtor and help others achieve their dreams. This was an excellent transition for me. I knew what I was doing, made money as a Realtor and really felt like I contributed to people knowledge when they purchased real estate. Love my “work” and am having fun!

  202. Jamane says:

    Loved it, since I feel like that right about now! Thanks for sharing.

  203. Aaron says:

    hey Seth,
    thanks for putting together this awesome site it has been such a great resource tool for me as i’m brand new just starting out my real estate investing career. I’m putting together my mailing campaign and i would like to order your templates and would like to get the discount code to apply towards my order

  204. RJ Bryan says:

    Awesome post Seth,
    You definitely picked a qualified group of people to answer you question.

    I know when Im working with a good/ successful investor when I can see that they have a plan, educated on their market and are consistent.
    Unsuccessful investors are fickle and disorganized. There is too much information and people involved with real estate deals for an investor to be disorganized and unsure of what they want/can afford.

    Thats my 2 cents 🙂
    – RJ

  205. Dpakk says:

    is 1450 land is enough to built home ??

  206. Irish says:

    Hi, I work full-time and just getting started in REI as a wholesaler. I need to do most things on the weekend and I’m concerned about the right time to call potential sellers. Any suggestions?

  207. Irish says:

    Yes, thank you

  208. No Nonsense Landlord says:

    Great quotes. One of my favorites is this.

    “Perseverance is the hard work you do after you get tired of doing the hard work you already did.” Newt Gingrich

  209. Scott Costello says:

    I used to love all the inspirational quotes, but with twitter, facebook and all the other social media I’m sorta over saturated with them. They are all beginning to sound the same and have lost meaning to me.

    The only quote that works for me now is “Take Action”

    You do have some Great Quotes by the way!

  210. Scott Costello says:


    I have to say this is with out a doubt my biggest issue in life, let alone in my real estate business. I actually have a blog post a wrote about this a few years ago but never published it because I didn’t want to admit to everyone that I have this problem.

    I’d much rather talk to someone in person then on the phone. The phone eliminates visual ques (sp??) you pick up during conversation that help keep my conversations going. When I can see the persons face I can see that I’m loosing them and can adjust.

    My entire life I’ve had trouble speaking the words my mind thinks of. The words come out in strange orders that don’t make sense sometimes (I feel like yoda LOL). When that happens I have to then try and explain what I just said. So on the phone there are many awkward silences and confusions.

    It’s not just talking to people I don’t know, I have issues like that when I talk with my friends or my parents. It’s tough for people to understand, so I’m just not a big talker.

    I get around this in my RE business by having my partner do all the phone calls. Interesting topic for sure Seth, thanks so much for sharing!

  211. Mac S says:

    Great article! How many postcard example are included in the package? Is postcard gear for both sellers and buyers?

  212. ikea says:

    Seth, if your only pulling 333 absentee tax delinquents from the county, who else do u mail? Do u re mail this list?

  213. David says:

    I got a super targeted list of 500 absentee owners, with almost 100% equity and the properties are all vacant. Seth, I bought your postcard templates and used them.

    After a week I have 1 call and it wasn’t even for a property in the target area. I’m pretty bummed, spent a month setting up my company infrastructure, professional sounding voicemail ques and greeting, biz cards, magnets, the works list of buyers with proof of funds ready to buy anything I have.

    Now I am told it can’t be done in my market (south east Florida) because everyone here are cash buyers and I need to dump my plans and do something other than traditional wholesaling. What that is I don’t know.

    – bummed 🙁

  214. Tom Gates says:

    Not only well-written; but informative. The structuring just flows with ease. A very good read. Much appreciated. Thank-you.

  215. Eve says:

    This is so well said!!!

  216. Scott Costello says:

    ahhh…this could have been explain better. Not sure what you are thinking Seth??

    J/k Excellent post! What helps me get over the fear of making a low offer is to say something like…”According to my numbers, what I can offer you is….” and if they get that look on their face I’ll either explain to them how I got to that number or give them a print out that breaks it down. Makes it seem more like a serious offer (which it is of course).

  217. Ted Schmidt says:

    You really nailed it with this post. I even stopped making offers and buying houses at one point because I started feeling guilty. Somehow I thought to myself that what I was doing wasn’t right because I incorrectly believed that it was too easy and the seller could have done it themselves. The fact is the sellers could not have done what I did because of the perspective issue.

    Your article helped me to understand this much better.

  218. Azzu says:

    nice post and informative tutorial. thanks a lot for sharing such ideas.

  219. Azhar123 says:

    Its really very nice article you have posted, very useful for me.

  220. Daniel Thompson says:

    We ALL have seen the Mess that was Created by, Hank Paulson, and that Sub-Prime Mess here now. But, Finally, we are coming out of that Mess there Finally Too, Right. Rates are Rising on Homes now too, and So are Prices on Homes as well!! And that is the Biggest Worry out there these Days to Worry about too. Because, I Heard, Late Last year here too, that some really Respected Experts now, are Predicting a Home Value Rise, like we had back in Early 2007 here too!!! And that one was Massive if you remember too!!

    I was Working on a Loan for a Former Surgeon of mine that had come to me, for Refinance there. He Bought the House for $4.2 M too, and in Early 2009 I did Appraisal, and it was Worth Only $2.1 M Guys!!! And the Market is Headed back to those Early 2007 Levels again, but not until 2017, so you have been Warned now at least!! It does look like the Market has Finally Turned here Guys too, and Only over 5 Years Later too!! We are now seeing Stated Income Loans and the Like coming back to the Market now too.

    Don’t Miss your Chance now, before Values go Higher, which they already are NOW!!!

  221. Realtor Rick in Denver says:

    Great ideas Seth. Thanks for sharing. I’m really enjoying your blog. Very informative and thought-provoking.

  222. Mary M. says:

    Great and helpful article! Could you send me the templates as well?

  223. Sam says:

    Good day
    Found your article interesting and had the following question.
    Lets say a developer owns 1 acre in an area surrounded by 100’s of acres of vacant land. The vacant land is owned by several parties including the government.
    Can you tell me how does the developer acquire and secure several acres surrounding the 1 acre he owns to expand his development. The problem is that the developer lacks financing and cant afford to acquire the adjacent land, yet he wants to prevent other parties from building on the adjacent land so as to ensure there is enough space to expand his development.
    What are some of the things that a developer in this scenario can do.

  224. Lety says:

    Hello, I already have a domain name, which I also paid for 36mo. But I would like my new domain name to be hosted by BlueHost. But pricing still shows the same, when I already have a domain.
    The hosting is usually less per year, not like the domain. Could you please correct me on that.
    But I also want to create my new website with you. Please let me know about the pricing before I pay for it. Please

  225. No Nonsense Landlord says:

    I will have to listen to this podcast. At some point, I am going to do a 1031 frmo my rentals into farm land. No worries ( I think) with raw land…

  226. Trevor says:


    This was timely, as I recently got an offer back stating they were not desperate and insulted by my offer. Everything was written in large red letters so I didn’t miss it..

    This was pure gold in unintentional comedy with a small dose of irony thrown in!



  227. jeff akstin says:

    Great Stuff Seth

  228. Lamar Buys Houses says:

    I’m not a big fan of the tax lien/deed investing because the auctions turn into a bidding war. I’ll stick with my local marketing efforts and work off market deals.

    The idea of investing in these instruments is very intriguing but I’ve never been able to put one together.

  229. Luke Sasse says:

    Have you looked for a mobile app for you public tax records? In Minnesota they recently released a mobile app that is synced with all the local public tax records and what used to be a painstaking process can now be done from my car. It has greatly reduced the amount of time I spend looking for tax delinquent properties and I can’t stress enough what a great help it has been. I no longer have to spend hours on their website or pouring through the classifieds. If you haven’t looked into it I highly recommend it.

  230. Vine buys Homes says:

    I low ball first but then throw in the option for the seller to owner finance. This way they can earn the interest income over a period of time and it allows me to pick up rental properties that cash flow $300 per month. It’s a great way to pick up buy and holds.

  231. Scott Costello says:

    Sweet Post Seth! Tax Liens/Deeds have always been one of those investing techniques that has been on the fringes of my interest. There is always one guy at a meetup/reia meeting that is doing really well with them. Even though I have never been to an auction, I feel that in this day and age Auctions are a terrible place to find a deal. Ebay was a good place for deals until everyone found out about it 🙂

  232. Max Benjamin says:

    I am pretty much impressed by this post. Thanks for sharing such a Great post.

  233. Rhonda says:

    Hi Seth, great post! Although I updated my voicemail to a similar message as yours I still go back and forth as to whether I should hire a VA to answer the phone.

    My concern with not answering the phone is that I may not be able to get in touch with the caller and we can end up playing phone tag. Have you had this issue?

    Also, my number is on my website. I just would not want the seller to call another investor, because I am not available. Thoughts?

  234. Stephen Sinner says:

    Hi Seth,
    It sure is awesome of you to want to help people get a website, up and running. A effective website at that. To be able to capture peoples Name and Email is the holy grail of generating a buyers’ list, e.g. I’ve seen other people try to show people how to create a website with Word Press, and the videos they put together went as long as 20 minutes. whew!
    I am interested in creating a website just for Asset Managers of banks who need to see a website showing, explaining i am a note broker/facilitator and let them know how i can bring my buyers to them so they can sell their distressed assets they have on their books, and need to get them off their books. I’d like to do a site to gather bird dogs who can learn how to reach out to these Asset Managers, and then i’ll qualify the people and the deal before sending over to my bulk asset buyers. I like this site you’ve shared because i can get creative with it.
    Look forward to learning more about what you have to teach !!
    – Stephen

  235. andrew castro says:

    great read good tips

  236. Monet Ryan says:

    THANK YOU!!! I’m orginally from the Philippines and moved here in the Atlanta , Ga. 23 years ago, married for 14 years and have 3 children. I was a stayed home mom since for 14 years. After 5 years, I accumulated 6 morgage free properties, two of which are rental properties that I bought from foreclosure and remodeled it by myself for nine months and the rest are vacant lands. I got all bad comments about my vacant land properties most particularly with my new husband. I said exact the same thing to him and to everyone else who are negative about my investements. I really enjoyed your insights a whole lot. I’m now teaching my children the same way I accumulated assets without debts.


  237. Z says:

    Mr. Seth, before I order, please send me the exact postcards you’re using to mail to sellers and buyers.

  238. Eve says:

    This is great post, awesome map! Awesome job!

    I do like your strategy on finding motivated sellers with late taxes on properties they own. Unfortunately, I have found many of the sellers who want to give out their lots for nothing are impossible to work out the deal due to the amount of taxes they own are close or even more than the market value of their lot!

  239. Dante says:

    Hi! Great post! I use the 2 step form as well. I’m still working on getting traffic to my site, but I know it’s only a matter of time (and a lot more effort) before that starts picking up. 🙂


  240. Jeremy says:

    Can you please send me a copy of your postcards? I know it will jump start my direct mail campaign. Thanks!

  241. Bryce Robbins says:

    Another fantastically useful and insightful blog post! I’m planning on building a new WordPress site with BlueHost this weekend and will definitely look into implementing this technique.

    I look forward to visiting your blog every week to see if there is content that I’ve missed, it is always worth my time!


  242. The Patrick Grace Group says:

    I highly recommend Gravity forms. Great product and the support is solid. I’ve used Leadpages before but the service is sub-par and it’s better suited in building lists and FB fans.

  243. Eve says:

    Now I understand why some pages requires 2 step forms, thanks!

  244. No Nonsense Landlord says:

    Great tips. I am just starting my blog, and need all of the tips I can get. Most of my blog is about rental property success, so I focus on cash flow and quality tenants.

  245. Empty Land says:

    Great post! Been reading a lot about buying empty land. Thanks for the info here!

  246. Mario Diaz says:

    Hey Seth just purchased the Land Profit Generator. I totally like this type of real estate investing cause I dislike having so much debt just to start investing. And I also like the idea of investing were many people are not investing. The best buying opportunity is when no one is looking. Have you had any deals with 50 acres?

  247. Harry A says:

    Awesome. I had just called my real estate agent to ask about documentation needed for closing a small deal in-house. Literally 5 minutes later I thought…I wonder what articles there are on REtipster… As usual, great content Seth.

  248. Steve says:


    Outstanding content. You have a unique ability to write and teach. Impressive. As you can see from my website, which is being revised, my interest is lease options with which I am very familiar. I can see where your lead development approach will apply here as well. Don’t know exactly how best yet.



  249. Eve says:

    I bought the mini course, it’s so very well written and organized. Take lots of guess out of the game and saved me lots of time. Well worth the money spent. Seth is awesome in answering questions.

  250. John says:

    I like seller financing, I am doing one now, I like to know how you find the cheap houses to sell, is it a part of your motivated seller campaign.

  251. Steve says:

    Hi Seth:

    I signed up but see no discount code.

    How well do your suggestions apply to California?

    By the way, I am experienced investor and retired Broker. Have never seem anything that comes close to the content and method, both written and ora,l that you use to express your views. A job well done !!!!

    Will I receive a response to this message ?


  252. sharon says:

    Hi Seth!
    Thank you for sharing all this great information,
    Can you please send me the postcard you are sending?

    thank you!!

  253. QuicklearningSchool says:

    This one is great and is really a good post. I think it will help me a lot in the related stuff and is very much useful for me. Very well written I appreciate & must say good job.


  254. Eve says:

    “100 years from now, no body is going to care about what deal you did and how much money you made”, that’s so well said……
    We are swapped our daily life with things to do, get things done, very rarely stop, relax which is necessary for recharge.

  255. Ray says:

    Hey Seth,
    Great post, I have a couple questions.
    1. Are you still currently investing in land today?
    2. Are there any other warning signs you look for besides the ones listed when doing your research?
    3. Would you be interested in the purchase of Pluto? The U.N. never responded to the email I sent them so it’s totally legit 🙂

  256. William Pena says:


    I wholesale and assign properties to investors for a fee. How would you alter the postcard copy in order to convey this to the potential seller? Or would you just use the same postcard to get their attention and then tell them what you are doing later?


  257. Sam says:

    I have a lot in buffalo Ny that I want to sell for under 3k it in 0.3 acre surrounded by homes on a main road , 282 Johnson , buffalo, Ny

  258. William Pena says:


    How do you choose the best states to do your research in. I see all of the news articles about all of the best states to buy property in – but how credible are they. And last do you focus on one state/city for a while and then move to the next?

    Thanks again for the input,


  259. Homesonthemarket says:

    Hey Seth, thank you for putting this blog and video together. It was really informative and clearly explained.

  260. Arthur says:


    My name is Arthur and I am sitting here scratching my head as to what to write on my post cards and bandit signs to where I can get the best response. I would love to get the best wording that has given you the best results.


  261. Lara A says:

    Hi Seth,

    I just stumbled across your blog and love it. I have listed to almost everything and read through several topics which i found all informative and very helpful. Do you ever do anything in Northern Virginia? I would be also interested in seeing your forms, offers and contracts template if that’s ok. I thank you in advance and appreciate what you do.

    Lara A.

  262. Mr Danladi says:

    Dear sir, please i will appreciate you send the exact kind of letter you used to my email box. Best regards,

  263. Mr Danladi says:

    Please, i want your exact kind of your letter templates to my mail. Thank you.

  264. Sergio Rodriguez says:

    This sounds like a gold mine. ..I might take a look at it…I’m an investor in Manchester NH and due to state statue I can’t hold a loan subject to if the seller is in foreclosure meaning pre-foreclosure The questions I have are: is this product verifiable on BBB? May I cancell any time? Is it a monthly payment program or a one time fee?

    Thank in advance for your response and thank you very much for sharing this product.

    Thanks again


  265. Charlene says:

    Thanks for the tips Seth.. Very helpful.

  266. R.Q. Hornbuckle says:

    Hae Seth, Very good, it really seems that your one of the good guys, or should I say a blessing.
    Would you please send me your cover letter,contract and follow up, Thanks.
    I’ll keep in touch.

  267. Lisa iqbal says:

    I bought the closing docs for a cash to cash deal but do not see hoe to access them. I need them!


  268. Tate says:

    Alsome post Seth.. I actually might be using this one a property i have. Thanks!

  269. Rosemarie Ledogar says:

    The Agent 24/7 site doesn’t work and appears to be some kind of front. I tried to sign up and it wouldn’t allow me to enter my info, the videos don’t work and the page is askew.

  270. Mike Scott says:

    Great blog! Lots of good information. When making a low offer on a house had you ever had anyone protest and say that the land alone is worth more than your offer and how do you respond?

  271. Otis Duffy says:

    Great ideas!

  272. Eve says:

    Never thought about this niche, nice article.

    With the marketing I have done in land in the last couple of months, I have found my state have real high property tax rate which makes it hard to acquire. 90% of the motivated sellers have situations like this: their land appraisal value is only 3000-5000 while the late taxes is above 1000. The owner only wants a few hundreds for their land, but even with that, the deal is tight. I am start wondering should I start looking at the lower property tax state. Your thoughts?

  273. No Nonsense Landlord says:

    Why not just sell it yourself? If the county can get $40K, you should be able to sell for $40K. Or are the underlying mortgages extinguished with the tax sale?

  274. Eve says:

    Hi Seth,
    Agentpro doesn’t provide the delinquent list indicating how many years the owner is behind the taxes, does it?

  275. Harry says:

    Hey Seth/Everyone,

    Just a quick tip, not sure if you know if already. When you’re merging the two columns for Unit Number, you can use the “Concatenate” function in Excel to automatically do it for you. In a new column, type “=concatenate(,)”. May save a few minutes.

  276. Ben says:

    Hi Seth,
    Are these closing documents relevant to both houses and raw land? I’m only going to be buying and selling raw land at this stage, but may go into houses later on down the track.

  277. Ben says:

    Thanks for that info, Seth. Can you give me a very brief summary of the order that those documents are to be sent out or can they all be given to the notary or buyer at the same time?

  278. Ron Schaeff says:

    Hello Seth. I have subscribed to your newsletter and would like the actual templates/letters as I’m looking to sell part of my 6 acre parcel to neighbors that a-join my property. Thanks.

  279. Danny Johnson says:

    Seth. Seth. Seth!

    This is a great compilation of the best blogs for flipping houses and real estate investing in general.

    Thank you so much for mentioning my blog. I really appreciate it.


  280. J Scott says:

    Thanks Seth!

  281. Brandon Turner says:

    Seth – this is an excellent list – thanks for including BiggerPockets and sharing the wealth of information that you do!

  282. Roberto Reyna says:

    Thank you Seth, Please sign me up for your blog.

  283. Joe Manausa says:

    Self serving for sure, but how about a local blog loaded with analytics for real estate consumers?

  284. Adam says:

    What about video blogs? With YouTube being the 2nd largest search engine in the world (so I’ve heard) video blogs are just as powerful. What are the best real estate video blogs?

  285. Ethel says:

    Hi Seth
    I LOVE this article! Is it too late to post on Twitter and still get the package? I’d love to have it, this article has already been so helpful, I’d like to see what the package has.

  286. samuel perry says:

    This article was great. I enjoyed reading it. I am an investor in the state of Texas looking to buy houses that are below market value. So if you use this info and come across some property at a good price and need to offload it go to my website at and lets see what we can do for you.

  287. Anita says:

    Here’s one for your Realtor / Local Blogs list:

  288. Jason says:

    Excellent post!

    I have been wasting time with sellers that are not motivated enough. Thank you for opening my eyes to this and the need to stop wasting my time and the sellers.

  289. Mark Ferguson says:

    Hi Seth, nice list you have accumulated. I heard is really awesome. :). Self serving comment, but you did ask for it.

  290. Ryan Lundquist says:

    I’m honored to be included here, Seth. Thank you so much. I’ll be sure to dig through your list to check out a few of the other blogs I’ve not yet encountered. Nice job.

  291. Lolly says:

    We didn’t make the cut? 🙁

  292. Erik says:

    So what happens if you check out their property and it is a clear pass? Do you spend time calling back?

  293. RJ Bryan says:

    Epic. Seriously have never seem a RE blog post like this. Great use of the listing, info and animation.


  294. Gabe Sanders says:

    Great post, Seth. There are a number of ways to make depreciation work to great advantages for the investor. With some huge rewards.

  295. Roxane Colner says:

    Thanks for the great list Seth. Here is one for Real Estate Appraisers about the appraisal industry,

  296. Hayya says:

    Great resources, Seth, thank you! I found your blog last night and based on what you shared I immediately signed up for AgentPro247 and Click2Mail. I set up my first postcard campaign (bought and used your copy) and it’s ready to go. Excited! Quick question for you: in your postcard message you talk about the special recorded message for sellers. What do you say in that message? Thanks and keep up the great work!

  297. Erin W. says:


    Just want to thank you for this blog post it is very helpful on how to keep things simple, when it comes to contracts that is harder and harder to find. Can you please send me a copy of the letters that you use?


  298. Hayya says:

    Great message, thanks Seth! I can see how this is a valuable tool to have.

  299. Clarence says:

    Very useful, amazing tool… I haven’t used the sheet yet but I’m sure I’ll put it all to use on my next deal.

  300. Clarence says:

    Very useful tools, I haven’t used the sheet yet but I’m sure I will be using it on my next offer. And I certainly will be signing up for the site… thank you much Seth.

  301. Baltimore Homebuyers says:

    Thanks for this great post!

  302. Baltimore Sell your House fast says:

    Very informative post you have Seth, good one.

  303. Hayya says:

    Hi Seth – I love how this question cuts to the chase.
    Question for you: I’ve been doing drive-by farming and am now reaching out to owners by phone, what have you found is the most effective way for opening up the conversation about them selling their property to me?
    Thanks for your help and insight!

  304. PSantos says:

    If you have been suckered into purchasing a vacant lot in a gated community due to pressure selling, is there a way out? I’ve had the property in PA for 7 years now and I need to use the funds that I pay for the property (mortgage and taxes) for the needs of my children. I am hoping you can help me. Thanks.

  305. Elizabeth says:

    This article serves as a great resource for anyone asking themselves whether or not they should hire a property management company. It highlights the benefits that come from having a third party handle the stresses that can come from attempting to manage your own properties and rentals.

    My company, Reynolds Realty Advisors, recently posted a very helpful infographic featuring a quiz that allows you to answer the question of whether hiring a property manager is the right decision for you: I think this could be an valuable resource for your readers in addition to this awesome article you have posted.

    Please visit our website: to check out other articles or find helpful information for anyone looking to make the most out of their properties or rentals!

  306. Richard says:

    Buying land at discounted price and sell it with owner financing, what a great way to create passive income!

    Sounds good and easy. May I ask if I set my goal to bring $2000/mo passive income, how long will it take to reach the goal if I consistently do the marketing? Is this goal realistic?

  307. Toyin says:

    Am Nigerian, how can I do the same thing in my country.

  308. Timi Boissiere says:

    Hi Seth. Im really interested in your mailers. Please email me the discount.

  309. Greg says:

    I think it seemed sort of obvious when I saw your post, but I have been “Winging it” most of the time due to working full time outside of real estate. This has involved calling people from places I am not able to prepare much for, like airports, lunchrooms, parks, parking lots, retail stores, etc. I think the list would also help keep my leads better organized, which is an area i struggle with due to the lack of privacy and time i have during the day. I’ll definitely take your advice and start carrying a few of these with me.

    if they are so thanks for the wake up.

  310. Jeff Brown says:

    What a top notch site, Seth. This is truly outstanding. Your list gives me something to which I can aspire. You set the bar high, a sign of true excellence.

  311. Mary Jo says:

    Hey Seth! I’m not an agent, but a homeowner frustrated with my areas local lazy agents. An agent set the price (we went for their middle of the road price) but nobody ever showed it. So we are firing our agent. Can I get a free packet to help me sell my own home?

  312. Dave Fritch says:

    Thanks for always providing such valuable and relevant content. “Scripting” is exactly what I’ve been working on the past few days. I’m not getting the deals I need by taking a casual approach. Negotiations are sloppy, nerve wracking and I feel like I’m leaving money on the table. I’m going to have someone in a secretarial role go through the questionnaire with the seller and then set a 15 minute phone appointment with them a few days later. She will frame it as such that I am very busy and they need them to be in a quiet place where they can focus with all the decision makers present. She will offer an option of choice. ” Mr. Dave makes purchases on Thursdays. Is 11:15 or 2:45 better for you? ”
    Then I have a scripted process I’m building that’s based on some psychology I learned mostly from my outside sales days and from the book “Pitch Anything”. Essentially it will come down to the last few minutes on the phone where there mindset is framed in a way that makes it highly attractive for them to accept a low cash offer. That’s the theory anyway.
    Hope all is well for you!

  313. Chuck Helsel says:

    Seth, A very well thought out and written article for Agents to Promote their listings. I’m surprised that most listings follow the same dry format. Taking more time to write like a “copywriter” or following your structure, for their listing would get more attention.
    I’m in the lending business and most agents and qualified buyers don’t know there is financing to $850K with only 5% down. I have looked at hundreds of listings above $750K. None reference to “only 5% down.” Any suggestion to a listing agent to use this unique opportunity to attract more buyers? Thanks again for your article and your time, Chuck

  314. PJ Pahygiannis says:

    Hi Seth,

    I was wondering if you could help me. My name is PJ Pahygiannis and I am an up and coming real estate investor. I am currently looking at a 2.27 Acre piece of land in North Nevada, in Montello and was wondering if you could tell me a little about the area. My interest is to lease this property, specifically to hunters in the area as I have read that Bird Hunting is popular in parts of Nevada. The land is on Redwood Street and Sage Drive. The parcel ID is 011-206-010. The property is valued at $2,950. I was wondering how much cash flow this piece of land could generate if it was leased, as I am financing it for $75 a month.



  315. Henry says:

    A nice list and thanks for this information it is really good..

  316. Jonathan Riley says:

    Hi Seth
    I am new to real estate and have been a buyers agent since I started. I am just now getting started doing listing and I am not even close to being a creative writer. I was curious if your package was still available .. Thank you

  317. Nathan says:

    Good stuff, this sounds like something I would like to do. How do I find out more?

  318. Ketty says:

    Thanks for sharing this amazing and useful post.

  319. Kristian Olsen says:

    Great article!
    I would add:
    “Do your due diligence carefully or hire a pro to do it for you!”

  320. Right Choice Group says:

    I would like to thanks for sharing informative text.

  321. Markeiss Chatelain says:

    I like your post Seth.
    Good Stuff.
    I agree that we as not only investors, but in life need to look at the things that we are doing in our pursuit to success, and eliminate all things that are a waste of time. For instance where I live I use to go to this gym that takes me 25 to 35 minutes depending on traffic to get to. It’s nice and all and has all the equipment and I believe that a key to success is to be physically fit to handle the day to day grind, but it just took me to much time. I was spending 1 hour for the commute, 1.5 hours working out, .5 hours looking in the mirror, $65 dollars per month, and one gallon of gas to get there! this was an obvious waste of my time and a complete set back in me reaching my business goals. As a result I stopped paying, and now do 1 hr work outs from home and go to the other guys who are closer and cheaper to work out on areas that I cant at home.

  322. Mary says:

    Thanks for sharing. Very good article. For buying, selling, or renting a house.

  323. quicklearningschools says:

    Hi, i think that i saw you visited my web site thus i came to “return the favor”. I am attempting to find things to improve my web site! I suppose its ok to use a few of your ideas!!

  324. rudy says:


    Ive purchased your templates and I am about to send out my first round of mailers. Im going with the personal letter first. I was reading I thought I read a blog you wrote about what to do when the calls start coming in. I cant find that blog anymore. Do you have a script or advice on controlling the conversation and things to say or keep in mind when the potential seller calls?

  325. Philip says:

    Hi Seth,

    I listened to your BP podcast episode earlier today and have since been perusing your site; it’s very interesting. I have a question regarding initial due diligence. For the “Title, Sale & Loan Information” questions I can see from the video that Last Transfer Date, Transfer Value, and First Loan Amount can be found in the agentpro247 reports. Will the reports also show the balance of any mortgages, details about any other liens, and who is on the title? If not, where do you suggest getting this information?

    Also, is there a post regarding the additional research you perform after getting an acceptance?


  326. Victor N. says:

    Thanks for the article. I just mailed out my first direct mailing campaign and started to receive phone calls from sellers. A couple of sellers told me that their property was worth more than market value, and they were not going to entertain anything less.

    I still have yet to get a “yes”. But your article is helping me keep the faith that this method works. A couple of questions, when do you send out offers, after you first spoken with the sellers? And do you send offers to them even if they said they would not take less than market value?

  327. carrie says:

    How do i come up with a offer for a piece of property to you go by the appraised value?

  328. Brad Yzermans says:

    Great list of real estate related blog sites to follow Seth. I follow a majority of them for many different reasons, but education is the primary reason…..I love to learn! Hopefully someday my blog will make that list:-)

  329. Trevor Rutherford says:

    Hi Seth, I’m having trouble using click2mail, customer service is not much help is there a certain file extension software and format you use when uploading to it?

  330. Trevor says:

    Hi Seth, watching you edit your list, it doesn’t look like there is a colum for one address. Shoudn’t there be 2 addresses for absentee owner’s.

  331. Trevor says:

    Still working with it. Yes using excel. Haven’t tried to upload yet. Are you using excel to construct your yellow post cards? If not, how. Will try to use post cards here soon.

  332. Gabe Sanders says:

    I’m not in the low ball side of this business and I probably get just as many irate reactions from sellers even when presenting market value offers for their property.

  333. Trevor says:

    Hi Seth, I signed in to get your mailer and your discount. Can’t find your mailer should I try and sign in again?

  334. Trevor says:

    I signed up on your wed site. Got the email confirmation. Where do I go to get your discount code. I also tried to pay for your postcard templates. It only gives me the pay pal option.

  335. Trevor says:

    Don’t see the discount code. It’s only letting me pay with pay pal.

  336. Trevor says:

    Got the cards thanks.

  337. Mike says:

    Hi Seth,

    I’m curious the most common reasons a buyer would want to seller finance the land you own? (is it for timber rights, cell tower rentals, etc…)

    What is part of the due diligence process for you typically? (i.e. survey, topo, deed restrictions / title search etc…)

    Lastly, do you have a pre-drafted contract (obviously favorable terms for the seller) from your attorney that you use or do you have a custom agreement per deal?



  338. Trevor says:

    Tried to use blue host and they tried to charge me 36 months up front. Did not know that was going to happen.

  339. Greg Braun says:

    Thanks for the thorough and insightful information! I am still looking for a good county to work in. In your experience how accurate should a list be? My returned mail percentages have been as low as 3% and upwards of 10%, and I did go though them all to eliminate duplicates, obvious errors, questionable addresses, etc. In your good counties with good lists what percentage of returned mail is expected.

  340. Rajan Verma says:

    Hi Admin,

    Nice Post. Thanks for sharing information.

  341. Jimmy Davis says:

    Thanks for this info! Now I can know the latest happenings, especially in the world of real estate. I would love to also know what’s the latest happenings in penthouse singapore.

  342. Trevor says:

    trying to get postcards sent, watching your tutorial. I’ve gotten as far as getting the postcard uploaded, the list uploaded, even put myself on like your were saying . Looking at your tutorial at about 5:39, it’s not giving me the, “next step select recipients,” option to click on. It’s not there I’m not sure what to do next.

  343. Trevor says:

    I got it, I think I had my list open in edit mode when find the select recipients button. When I ck on the list, I was able to proceed. Got the list Mailed.


  344. Darwin Mickelson says:

    I just sent you an email asking for advice on how to choose the best geographic market to work in. THEN I clicked on your blog/website and WHAT WAS YOUR LEAD TOPIC…exactly what is written above. Thank you for your thorough and completely generous (free and no strings attached experiential guidance and information, that has taken you years to acquire, but which you seem so committed to sharing.) The more I am exposed to you and your ways of giving, the more clear it is to me that you are truly an educator and not just an entrepreneur. You must get value from teaching others and therefor don’t feel the need to always receive financially from your expertise and resource sharing.

    The information is exactly the detailed information I need to start finding my niche as a virtual investor/wholesaler. And so, you probably don’t need to respond to my personal email that I sent you earlier today. Unless you wish to share with me a general “state” guide in which you might recommend states that you have found favorable or unfavorable for real estate investing. However, If I use the criteria you have outlined above, I can see how it will help me find states and counties that would be deciding factors for meeting my preferences for a place to do my business. Accurate information gathering sources are invaluable and you have pulled no punches in sharing with us exactly some of the resources that are trustworthy in your opinion. Thank you, thank you, thank you!

    from a resident in both CA and the midwest

  345. DARWIN says:

    I have created a website in the past using WordPress that was free as long as wordpress was included in the domain name. Apart from the obvious impression that you are an econo-business (using a website that is compliments of WordPress), is there any functionality differences between the websites that are hosted by BlueHost versus the websites hosted by WordPress (either the free domain websites or the ones where you pay about $17 for the domain without the WordPress name included in it). It seems like free hosting might be better unless there is a functionality difference with BlueHost. (In the beginning 12 x$6.95 =$83.40/year might not be necessary, unless you know of a value or functionality difference.)

    P.S. I’m not begrudging you the tiny amount of affiliate income you may receive from recommending BlueHost, just wondering if there’s any difference from just creating a website from WordPress directly.

  346. darwin says:

    This post is just another example at how you “over-deliver” with your tutorial and resource guides. Thanx a bundle. You’ve been through the jungle and you are willing to show us a trustworthy path to follow…when there are so many questionable paths and potentially confusing choices to make. I get the feeling that you could be my big brother! LOL

    I would guess that a squeeze page to create a buyers list could be the number one priority for any wholesaler.

  347. Scott Costello says:

    I have to say that this is such a difficult thing for me. Like you I have so much going on with family, work and real estate that I’m always jumping from one to the next. MY Job takes up 40 hrs per week but it’s easy to schedule around because it’s consistent and constant.

    Family and friends on the other hand is impossible to schedule. Sure there are the everyday stuff that you can work around. Recently my 2 year old son decided playing is MUCH better the sleeping so it has become a 90 minute exercise to get him to bed when it used to take 30 minutes. That takes 1 hour/night away from my real estate business. That cut my available time in almost half.

    My only advice is that things are always changing so be as flexible as possible. Come up with a good method for picking up where you left off without having to think about it. Saves a ton of time if you can do that.

    Good post Seth, I always like to read about how other people manage their time.

  348. elijah artman says:


    thanks for sharing.
    I really love your posts. Very inspiring. Now I understand that passive income form rentals is significantly better than any job/business etc.


  349. RJ says:

    Hey Seth,
    I was just thinking about how I need to divide my time between work and other business. I’ve been in RE for a while (different parts of the industry) and I recently took on a gig working for a small commercial developer.
    Right before I accepted the position I started (keyword is started) my blog about multiple streams of income – but now I need to factor in how to juggle it all. Some of my income streams actually require my time because I deliver a service.
    Thanks for the article- what did you use to put those graphs together, might use it in a course of mine.


  350. Trevor says:

    Hi Seth, Go your contract and letter, Question: when I watched your you tube video about your Purchase and sales agreement, you mentioned, “if you’re using it for wholesaling,” which is what I would like to do, then you need to attach an, “assignment agreement.” Could you give me an idea of what an assignment agreement looks like.

  351. Trevor says:

    Hi Seth, got your contracts. Is there one you recommend for an “assignment agreement” if you are going to wholesale?

  352. Trevor says:

    Hey Seth, If you sell a house using seller financing, do you use the same one page contract that you use for wholesaling, or is it a different contract? Or does Del Toro do the whole thing from beginning to end?

  353. Trevor says:

    Hey one more question about the loan services co. Do they escrow the taxes and insurance for you?

  354. Alvira Nicholas says:

    Great article, thank you for sharing this valuable information. I’m waiting for your future post.

  355. Treyvon says:

    Hello, I was interested in signing up for the Retipster club. How do I go about signing up


  356. Alexis says:

    Great article. This is a very inspiring post for real estate agents who also work another job. I work with several realtors and will plan on sharing this with them. Thanks for sharing!

  357. Trevor says:

    Hey Seth, Is there a way to upload a list from google docs

  358. Trevor says:

    Seth, when you go after tax delinquent properties, do you go after owner occ’s?

  359. Mark Podolsky says:


    I love the review! Just want you to know I’m implementing your suggestions!. Also, I want to remind everyone we have a physical course as well which includes all the DVD’s, transcribed videos (some people learn better reading than watching), the done for you paperwork, a booklet of supplemental information and two free tickets to the Land Geek 2 Day Bootcamp (coming soon November 7th & 8th in Scottsdale to learn more… Plus, we provide unlimited email support, the private Facebook group and coaching options. Thanks again Seth for taking time to review my Investor’s Toolkit. It’s an always evolving product and I appreciate you helping me make it even better for my current and future customers.

  360. Adrienne says:

    I purchased Mark’s “Investor’s Toolkit” and it has been well worth it! The guidance and information provided there has been absolutely crucial to my success in land investing. What’s more, Mark stays in touch with and is available for his students and is a genuinely great individual to work with!

  361. Jeff says:

    How would you modify this worksheet (in the number crunching section) to work for a wholesale/rehab purchase?

  362. Michael Welsh says:

    Great review. I would much rather purchase a your plan… hopefully you will put something together soon. That said, do you recommend this plan over Jack Bosch’s plan? How do they compare?

  363. jeff akstin says:

    Seth great job on the review, I bought Jack Bosch’s course when I started my land business about 6 years ago. I also bought Marks course and his coaching about 2 years ago. Both courses are informative, and just like every business it takes some work. The cash deals are good, but I am a passive income junkie, so for me this business is a perfect fit. I give the edge to Mark and his course. He is still in the trenches doing deals and is accessible. His methods are to the point, and time saving. After his coaching my business went from 20-30k a year to over 6 figures spending less time in my office and more time with my family. Again Seth great job and your blog is outstanding.

  364. Chris Clark says:

    Seth, Thanks for the in-depth and honest feedback of Mark’s Investor’s Toolkit. I’ve been in real estate for almost a decade now, but I’m a total newbie to the land business. Recently, I went through Mark’s course and found it to be a tremendous value. It’s full of actionable information to get you started and has a lot of bonus material which you mention above. There are two things about this course that really stood out for me. 1. The material is current with website links that work. 2. Mark focuses on systems and automation, but doesn’t skip over the fact that you need to work hard on this business to create these systems. What you put in is what you’ll get out. Lastly, Mark makes himself available if you need additional support beyond the course. Again, awesome blog Seth!

  365. Harry says:

    Thanks for the review Seth. As usual, your timing was great, I was looking at purchasing a course this week. I went through all the steps (except closing) so far and know that the added info would be a huge help and save a lot of time.

    Have you heard anything about Rick Dawson’s Deedgrabber course? Seems similar but not focused on only land. Mark’s course is strongly in the running now too!

  366. Joe Echevarria says:

    Hello Seth,
    Thank you so much for taking the time to share your experience and success with us, I’m very exited and actually will love to do this as apart time job, I think is a great way to educate the commend people, the regular Joes that they can also benefit from Real Estate investment with out having to have 100s of thousands of dollars to invest and that especially today is an amazing time to invest on Real Estate since the market is changing and prices are coming back to normal. ( by no mean 2005 lol ) You cover a lot on the buying part of the business, can you please give us or can you please e-mail me the best ways to then advertise and created buyers for this properties?

    Thank you.


  367. Trevor says:

    Seth, on seller financing. After selling the house using seller financing, have you ever sold the note? If so, is there someone you use to help sell the note on the open market?

  368. Chris Clark says:

    Seth, I’m going through this exact process with my list and about to go through your affiliate link for Click2Mail. Thanks for the great information. It’s really helpful to watch your videos, and saves a lot of time with quick questions that come up through the process. Thanks! Chris

  369. Alexis says:

    Hey Seth,
    I would like a copy of you book, Investor Hacks. How do I go about doing so?
    Thank you.

  370. Bob Anderson says:

    Purchasing Mark’s course and obtaining his coaching was money well spent. In less than 5 months selling properties on notes, my income is over $2k/month and growing. Mark taught me how to buy properties for little money and turn that money into huge profits. I’m averaging 1,000% profit. My highest margin I invested about $1600 and sold on a 10-yr note for $32,500. I participate weekly on our conference calls and have the ability to ask questions of others. In addition, we share experiences. In May, I attended the 1st Land Geek Bootcamp in Las Vegas where I enjoyed meeting others in the land investing community. People of all walks of life attended (doctors, pilot, etc. ). I would have never obtained the level of success in such a short amount of time had I not purchased Mark’s Investor Toolkit and coaching. With that said, Mark provides the info. However, each person decides their level of success by how much effort they are willing to put in.

  371. Dan Springer says:

    Hi guys,

    My interest was peaked but could not pull up Braden’s warrior wholesaler site…???

    Thanks in advance for any help!


  372. Greg Braun says:

    I thank you for this in depth review. As a new guy in the land trenches trying to get my footing I am relying primarily on information from your blog(hopefully that does not scare you), but have considered some of these courses to speed up the process. I am temped to do this but I’d really love to be your success story after all the hard work you have put into this site!

  373. Scott says:

    I’ve been reading your article and watching your videos on AgentPro247. I currently reside in Houston, TX and would like to get started right away. Do you have any recommendations for someone such as I with a big market city and not a whole lot of time?


  374. Jeff says:

    HI Seth,

    I just purchased the course through your affiliate link. Looking forward to getting a fast start to investing in land. Looks like a great program. Will update you on my progress soon.


  375. John says:

    Hi Seth,
    I’d like to buy this ‘Cash Closing Package’ but I purchased ‘Offer Letters & Contract’ for $19 with subscriber discount yesterday. Is ‘Purchase Contract’ the same one that I purchased already?

  376. Greg Braun says:

    Thanks for the post! Wow- 28 counties seems like a lot to keep track of. I have dabbled in about 10 and none of them can get me that required information as of yet. That call you have seems vaguely framiliar! I have a followup question about your post. You said you do direct mail. Does that mean you are sending offers out to your list, or that you are sending a mail piece out and then making offers to those who respond? I’ve heard it can be done both ways but wondering what your experience is with it if you would not mind sharing?

  377. Joe says:

    Hi Seth
    Thank you so much for all the articles, I’m learning a bit more every day. How many lots you think in general is a good number to keep as inventory to pay your bills with this bussines, and when it comes time to sell them wish is the #1 advertisement way that works for you?

    Thank you.


  378. Robert says:

    Hey Seth,

    Great blog..

    I have couple of question to ask…

    1. In stead of post cards do you have letters for me to purchase?

    2. Which one to you is more effective the offer letters or postcard?

  379. Anthony Saiz says:

    Good review Seth, I bought Mark’s course about 3 weeks ago and I am already off and running with the information he provides. His course is well written and it doesn’t contain useless information, only what you need to be successful. Mark and the team of investors are great with their support. I have already obtained my list, sent out my first set of offers and hope to get some responses in the near future. I will keep you posted. Thanks Mark and Thanks Seth!! Good stuff.

  380. Robert says:

    Great Blog!!

    I was wondering when you get a response do they call you first and then you tell them that you will get back to them to make an offer.. Why not go st8 forward with the offer ? Also on your postcard template is it the same exact postcard you send out to your list? Do you send letters or post card? Which has more success rate? Please answer if you have the time…!

  381. Robert Toussaint says:

    I want to purchase it but do I need a promp code in order to get a discount? Also is this post card is exatctly what you use up to this date to get a response?

  382. David says:

    Seth, great website ! I want to get into Land flipping as well and you have been an amazing source of information.

    I have to ask, is it possible to make a living just of the land flipping ? Assuming you increased your marketing campaign do you think it would generate enough business to leave your job ? The reason I ask is because my goal would be to escape the traditional 9-5.

    Thanks !

  383. Peter Sagos says:

    Nice Post. Thanks for sharing

  384. Mike says:

    Hi Seth,

    I find it hard to believe why someone would sell their home for pennies on the dollar just because they’re too lazy to have a RE Agent sell it. But, I’ll take your word for it. There comes a million questions in my mind regarding the property (if there are issues with the structure, are there rentors?, etc). Also, you mentioned your “company” cut you a check. Are you selling the house or is your company taking it off your hands? Thank you,


  385. Mike says:

    Why would anyone sell their property for pennies on the dollar ? That makes no sense. If there was a market on this, Hedge funds would be all over it..

  386. Ben says:

    I first heard you on the BiggerPockets podcast, great work. I had heard of the tax delinquent auctions but didn’t know how to get the list ahead of time. Thank you so much for helping me with this. If you wouldn’t mind helping a little more I’d greatly appreciate it.

    Do you use agentpro247 as your initial search and then call counties after that for their records to get an up to date list or do you only use agentpro247 now?

    Do you have a seperate phone line for people to call or do you give out your personal line?

    Why don’t you ask them to email first? I know you have no problem talking to someone on the phone about the situation at hand but they may not have the same personal skills as you. They may feel intimidated calling. Hopefully this makes sense.


  387. Barbara Fowler says:

    I think that your information is great for new investors. You helped me to actually do the work. You must be some kind of a foreclosure specialist. My goal is to work with foreclosures.

  388. Josh Norris says:

    I gotta know who or how you did the video above. That is a priceless piece when selling land. I find the hardest part is to show the people why they want the land that I have for sale.


  389. Ily Reznik says:

    I know many agents that would say this is impossible to do, myself included. Real estate should be your sole focus and a full-time job. Specially in buzzing cities like Miami, the real estate work never sleeps. You can really make a living out of this and THEN some. It’s something to be taken seriously and I think this article discourages realtors and takes away from the importance of taking this commitment on full time.

  390. Jeff says:

    Can I get your wording for your postcards? thx

  391. Pavel says:

    Hi, Seth. From all houses that you bought, could you name 3 main sources of leads?

  392. ACA Track says:

    Really that is very interesting information thank you for posting it.

  393. Tonya says:

    Good morning Seth,
    I too use Dropbox to organize my rental , real real estate and craigslist documents. Another great tool to utilize is Genius Scan. This is an application for your smart phone that allows the user to take a photo of a document and convert it to a pdf document.
    This was particularly helpful when negotiating offers while on the run. I now use it for everything from rental applications to sending in rebates.
    Hope that helps!

  394. Stuart says:

    I’m tempted to buy your postcards, but I’m a really smart guy and I think I know what they say already.

    I’m going to find a way to use this $29 to buy land instead. I know it can be done.

  395. Trevor says:

    Got a question about the loan servicing company you mentioned. Do they do the loan originating, so that you are dodd frank compliant? If not, who do you use?

  396. Terrell says:

    Hey man great post. I have been sending out mailings for 4 months now hoping for a great response soon!


  397. pam says:

    The info was enlightening (thank you!) but the cartoon presentation was childish (ick).

  398. Jon La Rosa says:

    Hi Seth,

    I have a specific question regarding tax default lists, but first I want to thank you for putting out so much solid information.

    I’m dabbling around on agentpro247 using the free trial offer and I have pulled up a list of absentee owners who are in property tax default for the residential vacant land they own in a particular county. I got about 500 results, but I’m a little frustrated because the info in the list doesn’t indicate how long the property owner has been in default. This seems like a crucial bit of information, as some states have long redemption periods (in the state I’m referring to, it is 5 years). Yet there is no criteria selection for length of time in default. I pulled up a property report from the list, and there is an area in the report where it identifies what appears to be the year the property went into default. In your experience, do you target owners who are nearing the redemption period? And is this information available through agentpro247 (I’m still not very familiar with the website and could be looking in the wrong place)? I haven’t contacted the county directly yet, but I assume that they can rather easily provide information about how long an owner has been in default.


  399. Mark Podolsky says:


    Such a great article! I have two more tools I’d like to add–
    Just came across this one recently: this site helps you create processes for your VA’s, employees, etc. and also helps you crystallize your work flow into not getting side-tracked. I love it and free to start.
    The other tool I’m really loving for my international students is This is like having your own U.S. address, but getting all your mail sent to you via email. Phenomenal way for international investors to have a U.S. Presence very inexpensively!

  400. Joshua Clark says:

    Another great article, Seth. Thanks for the wisdom!

  401. Peter Sagos says:

    Nice Post. Thanks for sharing!

  402. linda says:

    Great article..thanks for posting…

  403. Alex Matthew says:

    Awesome! When are we going to be able to listen to it Seth? I don’t see it on his itunes page.

  404. Portia Ngcobo says:

    Hi Seth, I am Portia from South Africa, Durban. I have been reading your articles and I am very much interested in land investing. I would like to know what are the benefits of investing n how much should I at-least have to get my business up and running? I am very eager to secure my future in this kind of investment.

  405. King says:

    Before I order, I need the postcards template as well as the discount code send to my email. Thanks

  406. seo tips says:

    That’s awesome –BrOo Thankz

  407. Patrick says:

    Love all the info on the blog. This is a great post. I really hate answering the phone at random times so to be able to screen out like this is a great idea.

  408. Nicholas Johnson says:

    Hi Seth,

    I JUST bought my first chunk of land ever (hence the search that led me here, ultimately).

    Have you tried, or had luck with renting the space for people to just store boats and trailers and RVs.. Is that even legal, or would that turn me into a business I wonder.

    Anyway, my land happens to sit, tucked away surrounded by trees, but right inside Orlando FL, a very busy suburb! So Im sure the demand for that kind of thing is there..

  409. Quantum Real Estate Dubai says:

    We love the the “Bundle Offer” This is used by us a lot and works really well for referral/repeat business.

    Great Post

  410. Luis Acevedo says:

    Did you ever use Tax sale Instead of calling the County for a list maybe I can use this, what do you think?

  411. Luis Acevedo says:

    Instead of calling the County for a list can I just use AgentPro?

  412. Tuan says:

    Hi Seth, thank you for your interesting blog. I work in investment field, but I don’t have direct exposure to real estate investment. I am interested in doing some real estate investment on my spare time. I have a quick question about the video you posted about AgentPro. Do you find it more useful to search for properties in counties/states that you are familiar with. Or do you search for properties everywhere in the U.S? Maybe your answer is somewhere in other posts already. I will keep going through your blog while waiting for your reply.


  413. Patrick says:

    Curious about tax implications on seller financing. If I buy something for 5K, sell for 15K you need to pay 10K in taxes. If I do seller financing I might not have enough cash to pay the taxes hypothetically. Do you just use the downpayment to help pay taxes or are there some loopholes where you don’t pay all the tax at once?
    Also, any idea what happens if someone builds a house on the land, then stops paying you and you have to foreclose? Wonder how sticky that gets even though pretty unlikely.
    Thanks for the post!

  414. Legoeproperty Maintenance says:

    That is really interesting information.

  415. Yevgeny says:

    Hi Seth ! Thank you for such a great blog ! I really enjoy reading it ! I wanted to ask you when I find a delinquent property taxes list does that usually mean the owner doesn’t have a mortgage on the house ?

  416. Ernestine Vega says:

    You said it right. A good real estate agent or broker can help you to find the best. I brought an apartment from Qatar last year from a real estate agent. Their services was excellent.

  417. Grace Kreykenbohm says:

    Hello Seth! Appreciated the Formula on writing a Good Ad! – A definite assist in bringing my
    Clients Homes front and Center!

  418. Renee Riker says:

    Another great post Seth! Love it and investors will do well to keep this mindset!

  419. Tanya says:

    Just stumble upon your site. I wish I found this post a lot earlier!
    Like what you wrote about why you created this site too. It was the same reason I created my agent2agent platform too. I was put off by too many lies and misleading marketing materials. And some business are selling ads on Chinese platforms to realtors knowingly those ads will never help them close deals.

  420. Danny Johnson says:

    Awesome list! Thanks for including me.


  421. Andrew Fortune says:

    This is one of the most valuable article that I have ever read for real estate investors. I’ll be sharing this all over the place!

  422. Ryan Lundquist says:

    Great idea for a post, Seth. And solid execution. This is chalked full of really valuable tips, and I’m guessing it’s going to be an incredible resource for anyone interested in real estate investing. I appreciate you letting me share a few tips here too. Well done.

  423. Claude Diamond says:

    I enjoyed reading this list Seth, very creative.
    I would like to add one more “Learn how to Give Good Phone”
    Claude Diamond J.D.
    Author of G.U.T.S.

  424. Chris Feltus says:

    Hey Seth once again this blog post turned out excellent. Thanks for making the effort to put this all together.

    I really enjoyed tip #10 from Danny Johnson and #27 and #32 from Brandon and Joshua. But there is plenty of great advice here for everyone no matter what experience level you are at.

  425. Thomas Knedel says:

    Wow! So many ideas and resources!

  426. Engelo Rumora says:

    Thanks Seth,

    Looks great 🙂

    Have a great day.

  427. Patrick says:

    I have been pulling lists by contacting the counties directly and comparing to agent pro. Confidence on agent pro is low for me so will keep going to counties as painful as it is. Every county is different but I have seen a few counties that offer the list of tax certificate properties. These seem to be the delinquent tax roll on steroids. Some counties seem to have delinq list even before the tax is past due so if they are billed nov 1 they are on delinq list but there is no real consequence until April the next year when a cert is sold. Have you ever targeted the tax cert list? I have not yet sent a mailing so I don’t know. I am looking at land.

  428. Tuan says:

    Hi Seth,
    I read from the article in your blog about just asking 2 questions in order to save tome when sellers call you after you sent direct mail. I believe one of them is whether sellers are willing to sell the property for 10-40% of the MV. In this blog, you have a check list. In which case you use the checklist and in which case you use a short version before you dig more into valuation?

    Thank you

  429. Colin says:

    You bring a perspective that I never thought of. Is there any way you could teach me your ways?!?! Jk. But seriously!



  431. Taz says:

    Thank you sir! my work progress stuck for a week until I found your list…


  432. Yevgeny says:

    Hi Seth ! When you send out direct mail do you enter the house’s address that you wanna buy manually or it’s done automatically ? or you don’t even mention that address in the postcard ?

  433. Trevor says:

    Hi Seth, On the loan servicing end. I called del toro and they told me that they only service in California, Nevada, a couple other western states. I told them I was in Ohio. They recommended, “” Haven’t called them yet, but thought I would pass it on.

  434. Joshua Clark says:

    I was going through the archives and WOW this is a great post, Seth. It is amazing how many people get into real estate for the wrong reasons, and how easy it is for some to get lost in business and lose sight of the reasons we are here. Thanks.

  435. Carrie Cathey says:

    Hey there! Great list you have and I’d like to add another to the list, the Creating Wealth blog on the site. This site talks about real estate investments on topics including hot markets, numbers to consider when investing, property taxes, landlord friendly markets and more! Check it out here:

  436. Jay Lieberman says:

    Wow! So informative! This must have taken quite a bit of time. I love #76 – I heard a saying, you can’t make all the mistakes in the world; you have to learn by other people’s. Great advice. So much to digest here for buyers and sellers.

  437. Jake Posey says:

    Wow! This was a great article. Love the promotion ideas. I am going to share this with my FSBO sellers.

  438. Patrick says:

    Do you have a separate section in your ad where you specify cash buyer and bullets for what they get and then section for non cash buyer? Does this cause a problem where non cash buyer then says, I want title insurance, I want survey etc.

  439. Travis Parker says:

    Good tip. I’ve been using the GIS site, didn’t think about using the hybrid version to show lot lines as well as topography. THANKS – just added that to the regular map I have for a Listing.

  440. Ethan Anderson says:

    Hi Seth,

    Always good to read a post about using WordPress — what a good platform! I just thought I’d chime in by saying that it’s important to choose a quality theme for WordPress and I’m glad to see you recommend StudioPress. I can’t speak highly enough of the quality of StudioPress themes. I build websites all day, every day and choosing a less expensive theme from other providers has, more often than not, been a mistake.

    I started a small web design agency that helps folks get online and stay online affordably. We find that many, many people start out managing their own sites, and then decide that they’re ready for someone else to handle the nitty gritty of web hosting, etc. If any of your readers find themselves in that boat at some point, we would love to chat with them.

  441. Edwin says:

    Hey Seth! I’m looking to buy a small piece of property for a cargo container home. What type of zoning, if any,should I look for? Would no zoning be better for this type of home? Thanks for your time.

  442. Sonya says:

    Hi Seth, I am really enjoying your website and the info you are providing. I am very interested in the idea of investing in land. I have read your articles on this topic however as someone who is very new to this area of real estate where would you suggest I start to begin the learning process?

  443. Quantum Real Estate Dubai says:

    Great Article. Thanks for sharing. A lot of this is over looked and is key to being successful!

  444. Patrick says:

    Incredible. Lower every time and she comes back. Is that the approach every time someone says no then comes back or was she unique?
    Good read. Thanks.

  445. hayley says:

    This happened to my family! There was $7,000 left over after the property sale of our land, but I am wondering HOW we go about claiming it? Or at least getting the process started? Do we contact the appraisal district? ( It is in Grimes county, Texas )

  446. Ray says:

    Great post! You should do more like it, showing real world examples. I’m curious what did you see the market value as being originally and how you came to that number vs. her inflated one.

  447. Tracy Royce of Real Estate says:

    Rockstar list, Seth. Shared and Shared! Comments are always great to learn from too….”Learn how to give good phone….” Love it. (giggling)

  448. Dave says:

    So, in practice, do you call people back for followup at some point, or do you generally “wait” for them to call you? Do you use autoresponders? Thanks.

  449. Josh says:

    Seth, did you set up a different LLC for your buying arm and your selling arm? Or are they run under the same LLC using different DBA? Or something else?

    Thanks for all the free value you provide on this site, it’s amazing.

  450. Kyle says:

    Hi Seth –
    So it looks like you don’t actually include a proposed purchase price in the initial postcard. It seems like this would be a good way to weed out sellers you can’t work with. Is this something you’ve tried or do you think it pares down too many of your potential sellers?

  451. Josh says:

    I bought the Rich Dad “Start Your Own Corporation” book. Great, DENSE book explaining different entities. I have a question:

    If I register an entity in one state, and flip a piece of property in another state, do I have to register with that state for tax purposes? Am I considered to be “doing business” in that state? Or can I just keep it within the filing I have in state for my LLC or S-Corp?


  452. Hayward Myers says:

    Sounds pretty solid, I’ll think I’ll give it a shot!

  453. Patrick says:

    I am a newbie and sent out about 300 letters to potential sellers and received about 7 responses so far. 6 of them negative to very negative. One might have potential. Just had a real estate agent call me an idiot. Makes you wonder for a second if he’s right. Guess will have to get used to it.

  454. Amy Leong says:

    So happy to do my morning RE news updated and stumble on your amazing blog !! Great job. I’m going to do this in Vancouver. Love your way of thinking, thanks for sharing.

  455. Charline Clerk says:

    Incredible publication!
    I think this is by far among the most rich resources I’ve seen lately!
    I usually do not read property related publications that this long but this one goes to my bookmarks for sure! The listicle is suitable not only for property, inventory or real estate in general. Loved it, wonderful work. Keep it up!


  456. rishitha says:

    Thanks for the information! I also had my own bussiness to publish for the real estate sector.

  457. Greg Braun says:

    Thanks for taking the time for this. I started off wasting an exorbitant amount of time drafting documents and sending out paperwork, but now I think i am leaning toward working it this way. Do you worry you will lose some deals because that adds another step and communication with the sellers? Sometimes i think they are in a position of such indifference another step might be too much to ask. I am not sure in reality of that second email would hurt.
    Best Regards,

  458. Patrick says:

    Seth have you done seller financing in states that don’t allow land contracts, like Texas or Florida? I have read it is more like a mortgage which benefits the buyer more than seller as in you must go through a formal foreclosure process with a judge.

  459. Rafhat Farooque says:

    Hi my name is rafhat farooque. I have looked and trying to do my research about land investment. So far I have yet to find anyone talking about what type of land is a good iinvestment. Should I invest in vacant residential land parcel, which I see a lot. Plz help me on what exact type of land and how much land would be a good investment for a start.

  460. Josh says:

    Hey Seth,

    Would you suggest working with a local realtor to get properties or do you typically utilize the internet to find properties?
    Also, I’ve found some small lots of land that are selling for just a few thousand dollars a piece and I’m wondering why other investors haven’t already bought them up? What types of things should I be looking for in these properties that might explain this?



  461. chad says:

    Hi seth. please can you make more video explain for us step by step how to build real estate website ( wordpress, theme, widgets, search engine, listing , ect ) from scratch because you’re both video was very fast we need more time from you. you are the BEST one I found in YouTube . Many Thanks ?

  462. Josh says:


    Thanks so much for providing all this value and for answering my questions on your other page. I just got AgentPro247 (used your code) and I have a question about pulling lists.

    I have been excluding all owners that are LLCs, Corps, Partnerships, HOAs, and banks. I think you (possibly) referred to doing this since those entities are unlikely to do business with you. Do you feel that is true? Especially with LLCs, which tend to be sole proprietorships, and thus smaller businesses? The reason I ask is because when I exclude these entities, the list gets greatly reduced. I want to be sure what I am doing makes sense.

    Looking forward to any input you might have.


  463. Renee Riker says:

    This is a great article Seth. Love all of the feedback. In addition to what was already mentioned, I think some investors are more successful than others because they have patience, tenacity and drive to push through whatever obstacles come their way and they are just determined to make it happen. And they aren’t afraid to ask questions along the way and they treat everyone with respect (buyers, sellers, business partners). You need to educate yourself to some degree but you must also take action. I remember my first land deal I told my husband I’m going to spend $3,600 on a piece of land that I may never sell but it’s a risk I’m willing to take. Thankfully he was supportive and it sold for $8,500 on terms at 9% for a 200% ROI at the end of the loan. That was the beginning 6 years ago and I love this niche to this day. I had to learn everything ‘from scratch’…setting up an LLC, 800#, websites, learn what a squeeze page was, figure out owner-financing, email marketing, how to do a mail merge, learn how to do the math, etc. When I look back I can see the accomplishment and now thankfully I have a pretty well-oiled machine for a part-time business and I’m still continuing to grow/learn/change. Thanks for everything Seth. I’ve enjoyed collaborating w/you over the years 🙂

  464. Eddie Freeman says:

    I think that some investors are more successful than others , because of prior knowledge of the area and the properties they wish to purchase. I also think that the ones that actually fits the things that wrong with any given property will be successful in the long term.

  465. Mark Podolsky says:

    This is one of my favorite blog posts as I’m always afraid when someone tells me they want to quit their job to go full time into real estate investing. I worked at a job I loathed for 18 months and invested part-time for 18 months and didn’t quit until my part-time land investing business exceeded my full-time job income this with a new born baby and a lucrative investment banking job… Even then I was scared to death and made sure I always had a years worth of income saved “just in case”… Would love to have you back on the podcast Seth to discuss this issue with my listeners! Let me know your availability…

  466. Gage says:

    Hi! I really enjoyed your points here and I liked the video. I was wondering if you have any advice for a new investor and how much you would recommend spending and where to look. Any resources would be cool.


  467. ilhan says:

    WOW, it was great negotiation tactic you used.
    It all comes down to not being desperate for the deal. Perhaps, this lady was out shopping for other buyers, but she trusted you and have built rapport with you.

    Thank you and you always have great articles full of knowledge.

  468. Phil Pustejovsky says:

    You shared some great wisdom in that post.
    If this post prevents even one person from quitting their job impulsively to jump into real estate investing full time before they should, you’ve succeeded.
    The principal about being patient in negotiations only gets more pronounced as the deals get bigger.
    When you’re negotiating a multi-million dollar deal and you need it to close to feed yourself, all the other participants sense it, like sharks smelling blood, and they pounce on the broke person in the deal and rip them apart. Or what we call getting carved out of a deal.
    But when you can authentically be OK with the deal falling apart, magically, you maintain control and the deal seems to come together in the end.
    Johnny Carson is recognized for once saying, “Once you can pay your bills, money is the most over-rated thing there is.”
    As that pertains to real estate, I would say this, “Once you already have your bills paid, then you can be a true real estate investor because you don’t need a deal to close to feed yourself.”

  469. Luis says:

    This is a very good post Seth. I thought I was the only one with this problem. My wife thinks I’m wasting my time because I haven’t closed a deal yet. I keep telling her that it takes time to find a motivated seller. Not everyone wants to sell their land for pennies on the dollar. I know if I keep mailing out offers I will succeed in real estate.

  470. Real Estate Atlantic NC says:

    Nice informative article. Some of the suggested solutions for the issues will be useful for me and other real estate members.

  471. Harry Asnien says:

    As everyone else has said so far, this is a great post. One additional benefit of having a separate job while you’re starting to invest is that your salary can be your initial capital to start purchasing deals. Having a stash of cash to buy land deals is convenient, and having a steady job and down payment on the ready so you can get a conventional loan for an investment property may not be required (if you use creative finance) but it sure makes life easier.

  472. Rob Jones says:

    Interesting post! When I first started my online adventure in real estate I started blogging about how to increase customer. great!

  473. Ray says:

    Hey Seth,
    I’m curious how many postcards you’re sending out per month? About how many deals does that work out to for you?

  474. joyce says:

    i am very confused on what to do. i have 2 lots in the 100yr floodplain with up todate septics and electrical poles. i have rented 2 spaces in the pass for 250 each. However i am allowed to put 2 mobile homes per the permit office. i can rent each home for appox 800 a month. the land is paid for and very low taxes. or i can sell the propery on owner finance for 55,ooo, the property does have a creek behind it and the creek is a floodway. the total land is approx 1.63 acreas. should i sale the property since. its in a floodzone or put the mobile homes and have a good rental income. what would u do. would u even rent in a flood zone. thank you, please respone for 2 months i have been undecided on what o do.

  475. Jason says:

    Hey Seth,

    At the bottom it said “sign-up below to get a $50 coupon code via email” Where do I “sign-up below” I want that coupon so I can buy your closing package for $47… 🙂

  476. vikas says:

    Thanks a lot for your list and your blog!Such a nice collection.

  477. Patricia Hinojos says:

    “What comes easy, won’t last. What lasts, won’t come easy.”
    Powerful statement! I am going to remind myself that every day!

  478. Brian says:

    when where you mailing to get those kind of response rates? During the boom? I doubt those kind of response rates. Sorry

  479. Jamshid says:

    How do I get a list of properties/owners that have ALREADY been through the auction? In other words, the list that shows all the tax sale OVERAGES?

  480. Robert Smith says:

    Just wanted to add my comments to the six shortcuts as well as adding another one which is included in Robert Cialdini’s book, #4 Social Proof. If you want to be an effective businessman & marketer these are essential traits to develop. Actually these are essential in any walk of life. Cialdini’s book is one of the top five books I would recommend everyone read.
    1. Reciprocity – Give without expectation of something in return – Help those less knowledgeable than you

    2. Scarcity – Make sure you mean “limited offer” – Always stress limited time, supply, availability

    3. Authority – Continuous education and share your knowledge

    4. Social Proof – People are persuaded more by the actions of others = Herd mentality

    5. Consistency – Make sure people can always count on you

    6. Liking – Do unto others….. – Treat others the way you want to be treated. Look past their faults & focus on their good qualities.

    7. Consensus – If you treat others with respect & fairness they will be more apt to recommend you & your services to others.

  481. Gene Weber says:

    Hi Seth Love your post.
    Is there a printable message for your voice mail somewhere on your blogs?

    Thanks -Gene-

  482. Will says:

    Good Info

  483. James Hobby says:

    I’m ordering Headlines & Listings Pack and Join the REtipster Club and get a FREE copy of Think and Grow Rich

  484. Kristy says:

    Hi Seth – We have 50 acres of farm property in Ohio that we had to buy off our grandparents back in 2009. We are thinking of separating the property so the farm house is by itself and then look to find a developer that would be interested in buying the other property to develop it. How do we go about finding developers to buy the property?

  485. Sage says:


    Would you mind sharing if as of Jan 2015 you are still working with Del Toro Loan Servicing. I invest in Arizona and Florida and will consider Owner financing but rather have someone else service the loan. Or if there are any other Servicing companies where you have heard positive response.



  486. Jake Hartett says:

    Great post.
    You basically said this but Tim Ferris puts it very succinctly in his book, “4 Hour Workweek:”
    Eliminate, Automate, Delegate, in that order. First eliminate all non essential tasks, then automate any that cannot be eliminated. Finally, only pay someone else to do what is truly essential and cannot be automated. Hopefully there isn’t much left over for you to do and you can enjoy life and focus on growing your business, not being a slave to the mechanics of your business.


  487. Jake Hartett says:

    Thanks Seth,
    I always like to look for open source alternatives to expensive software. I have never used an Acrobat alternative but I have had great experiences with other open source software like OpenOffice instead of Microsoft Office. The GUI is usually a couple years behind but they have full functionality. They can be found at and


  488. Scott Costello says:

    Woh Brother! Stepping it up a notch I see. Excellent work. I get questions about assigning contracts all the time and you really did a great job explaining it all.

  489. Joe Echevarria says:

    Hi Seth,
    Hey I’m interested on becoming one of your Florida wholesale buyer, please if you ran into some lots that you will like to wholesale let me know. my e-mail is and my cell is 239-440-6044

    Thank you.
    Joe Echevarria

  490. Renee says:

    Great post Seth! Very well explained. Also wanted to let you know that I have had success in assigning contracts when the seller offered owner-financing so cash isn’t always required if seller is willing to be the bank

  491. Patrick says:

    Do you buy in subdivisions with HOA? These have thrown monkey wrench on several deals.
    Is there a certain type of residential property you won’t buy or just anything you can buy cheap enough?


  492. says:

    Focusing on the value for customers is indeed right. Clients can feel more convenient knowing their realtor is a reliable one.

  493. Matt says:

    I am just getting started and would love to see some examples of post card mailers, I need some ideas for something dynamic in a few short sentences. I would appreciate anything you could send.

    Thank you!!!

  494. Katherine says:

    Hi Seth,
    Can you combine this technique with post cards? I was wondering if you could send out post cards and then ask those who are interested if they would go to a website to fill out your form.

    By the way, I love your website. It’s really informative.

  495. Heather Bayer says:

    I loved this post and having just bought a beautiful piece of Caribbean waterfront in Great Exuma I really feel we have done the right thing. I am pretty sure I will build on it at some point but the price was great and it’s a far better place for my money than anywhere else at the moment.

  496. Katherine says:

    I would like to subscribe

  497. Denise Butcher says:

    I stumbled across your site while looking for a way to conduct my own property search. We bought a property from a relative and got the Deed in our name and assured it was registered with the city’s dept of records and wanted to start rehabbing. When we applied for Title Insurance we learned that the property we paid for was not free and clear. Now all of our plans have come to a screeching halt. We want to do our own Title search to see how this process workd. In addition, now the person who sold us the property is elderly and the other names on the title are of the sellers kin which are older and senile and may not have the cognitive ability to see this through. Sigh!

  498. Troy says:

    My wife and I are newbie investors and we have been trying to get this list and like u said, the counties and either been giving us the run around or have no idea what we’re talking about. I am definitely signing up because I know the true value of this list.

  499. Brian says:

    Hi Seth,
    Nice post! Is the wholesaling package applicable for houses too, or just raw land?

  500. Kristen Owsley says:

    Thanks so much for the great info! Really appreciate you taking the time! 🙂

  501. David says:

    Great site. I like this article on things we don’t know about you. We have many similarities. I’ll be sure to visit the site often.

  502. Cyrus says:

    Hi Seth,

    Thanks for the good info on the process to market to motivated sellers. I have tried various ways to do this and I am definitely going to try your way. The marketing I have done in the past has got some traction but the sellers don’t seem motivated enough to sell their property at much of a discount, let alone 10 – 40% below market value.

    Could you share more details on the actual criteria you are using to develop your lists where people are willing to sell their property at such deep discounts? I have sent to empty nesters and divorce lists; and have also done driving for dollars. Any advice you can provide to zone in on a more targeted list will help greatly.

  503. William says:

    Enjoyed this article and bookmarked it for future. Could you email me the copy of “investor hacks” that I saw on another page?
    Richmond, VA investor
    PS – I also checked out your note on hammock camping – looks intersting

  504. Vanessa says:

    Great tips and suggestions! Thank you.

  505. Bryce says:

    Another great post Seth! Thanks for sharing a little bit about your personal life, I think it is important to take the business hat off every once and a while to express who we really are. Really like the hammock camping idea, haven’t heard of it but I’ll definitely look into it. I love to play guitar as well, music has always been a passion of mine! Keep on rockin’!

  506. Sony says:

    Hey Seth, thanks for constantly delivery amazing content & inspiring us all to be the entrepreneurial bad asses that we envision ourselves to be… mazel tov! Quick question, does your methods work just as effectively on commercial real estate?

  507. Tim Bishop says:

    This was great, thanks for sharing. Puts a human behind all of the great info.

  508. Rob Shepherd says:

    What a great way to incorporate everyone’s insights into one extensive post. I’m bookmarking for future because there is just too much to digest here in one sitting. Thanks! Found you from G on some posts about people to follow and glad I did.

  509. gudelia says:

    hi seth ,what a nice and inspiring life story!in such a short 20 things you have captured my attention as well as my imagination and realize what a young successful guy and investor and
    a perfect blogger at that!.i don’t want to bore you with my personal details but i would give you some information that i think i would be comfortable for me to share.i am a registered retired nurse who had worked her butt for so many years making people well not only mentally but also physically and psychologically.i am not fully retired still working in one of active hospital unit cath. lab where during my full time days i come for emergency condition to prevent a heart attack.passed that, now i am not as stressed anymore.
    for some unknown reason i must have been so bored or stressed out to even consider switching from my
    florence nightingale job to real estate w/c i know nothing about ,you can say dumb as dumb went to seminar and joined ,at his point no regret with the learning ,never thought of quitting only the fact that i am doing all the newbie things by myself cuz nobody would even think of doing and facing this kind of complication beyond their wildest dreams!!!!!!that being said ,i think i am better muchMmmmm much better now .i really appreciate you open-mindedness and desire to help what a noble thought .i know i am on my way to success ,just a matter of time and faith and belief .thanks again for sharing. GUDELIA

  510. Luke Miller says:

    Great post Seth! Thanks for sharing some personal info! Really enjoying your blog posts! As a newbie in the realestate investment world it is amazing to be able to learn so much from generous people like you! Keep it up!

  511. Jenny Bell says:

    Almost everything you said I could have written about myself!
    interesting read

  512. Susan Chagalian says:

    My impression of you has always been of a person of excellence and integrity. I think I’ve shared this with you sometime last year?

  513. Rich says:

    Seth, First time comment here in your blog (normally I just email you). I appreciate the the style and content of your blogs. They all seem to hit home so well. This was especially helpful seeing the “other” side of you. Even though we are not close in age (20 yrs plus), there are many similarities in our backgrounds, maybe that’s what has drawn me to your blogs? I just became a grandfather 8 months ago, and that has opened my eyes up much like your new daughter has for you. Enjoy her! Anyways, thank you very much and keep up the great job!

  514. Zac says:

    What if a seller accepts your initial 30 second email offer, then you do the research and find out it’s a bad investment? Do you come back with an even lower number or do you say “sorry, but after researching your property it doesn’t meet our investment criteria”?

    Thanks for all of the helpful info, by the way. I’ve learned a ton through your blog alone.

  515. Alex says:

    It’s nice to know a bit about the man behind the blog. I think it’s cool that you don’t need to hide behind the anonymity of the internet. Thanks for the time you’ve spent on this blog it’s been enormously helpful!

  516. Steve Brown says:

    Hi Seth:

    I sure like you approach. Am interested in the $97 package. It looks really good. Couple of Qs.

    1. I am thinking of combining info from the delinquent tax rolls with 60 and 90, day Pre NODs. Do you address that subject in your $97 package?
    2. Are samples of the mailer postcard and the offer letter included?

    I’m ready to go, awaiting your reply.

    Thanks, Seth,

    Steve Brown

  517. Thomas H Wood Estate Agents says:

    There’s some really worthwhile points made here, it’s a great article. Purchasing domestic property can be scary enough, let alone purchasing commercial property. We’ve also put together a guide to help with purchasing commercial property.

  518. michael anderson says:

    Great article, I enjoyed the info, keep it coming!

  519. michael anderson says:

    Great recorded message I got something similar and its a real time saver! Keep these ninja tips coming, thanks!

  520. Pastor Nkone says:

    i like to have a wisdom is what i praying for

  521. Jordan says:

    Thanks for the great tips. These are great questions that really you HAVE to ask – it isn’t all just about the location, but whether the location is good with all of these other things in mind too.

  522. michael anderson says:

    Writing great ads is a very strong trait of a successful investor, I very much agree. Thanks for your great tips!

  523. michael anderson says:

    Seth you da man! I got this list from the county but it only comes on CD-ROM
    and its all jumbled together, could you take a look at it and help me figure out how to separate who exactly to mail to? I can kind of tell who is a business and residential but I don’t see how to figure out if they owe a lot or how many years they have owed back taxes or any important info. Would you just mail ALL the residential to the address listed? Perhaps I am over thinking it. Any directions and expertise would be greatly appreciated, thank you!

  524. Steve Brown says:

    Have spent quite a few hours reading your blogs. The “20 things” , I put off because I thought it was not relavant. WRONG, WRONG, WRONG! Ir turned out to be very important because, I could have written it about myself, except for the reading part ( I am an addicted reader ).

    I especially liked item # 17. That did it for me.

    Earlier I wrote that I was FAST BECOMING A FAN. I am now a totally committed fan.

    Thanks, Seth

  525. Charles Knighton II, MSRE says:

    I’m actually more involved in helping people avoid being scammed in real estate related activities, and investing in real estate is a side business, but here’s what I think I know many people who work their real estate business part time including myself and I consider myself to be a professional. I do not worry about those that do not understand the work I put into my businesses and the passion behind it. I allow it to speak for itself. I started part-time and kept my fulltime job because when I started, real estate did not make me enough to handle my financial obligations. Working it on the side was responsible to me. I would love to hear more on this topic and what others thoughts are on this.

    Charles Knighton II, MSRE
    President- The REI Consumer

  526. Steve Brown says:

    Hi Seth:

    I have never considered investing in vacant land. That was then; this is now, thanks to you.
    Went to Agent Pro, ( which I am using re: profiles and love. ) and found that they only offer RURAL AND AG for land searches . What about lots in urban areas? Your thought?

    Thanks, Seth

    Best Regards,


  527. michael anderson says:

    Awesome! Yep thought it was gonna be a pain, but no pain no gain? Maybe… I may just hire someone in the future. I gonna make a video of how to separate the data and put it into excel so I can give it to an assistant next time using Jing Software
    Thanks for the reply!

  528. michael anderson says:

    Thank you for sharing all this great info.

  529. Jordan says:

    This is a great guide for people needing to understand wholesaling and if it’s what they need to do, or people who are wanting to get started in wholesaling. Thanks so much for sharing!

  530. Brenda Clark says:

    Your post was awesome! It gave me great insight into this tax lien/deed business and helped me understand the difference between them. I totally get it and I will keep your information in mind if I decide to try doing this type of business. Great! Great! Great!.

  531. Charly @ Tick Tick Check says:

    Neat article there!
    When it comes down to property, the one thing I hear all the time is “location, location, location”.. and YES. It is of huge importance but it’s far from the one and only question every buy-to-let landlord should answer..
    And – NO. You can never trust the property developer and all property inventory should be under a check. In my personal opinion of course..
    Influential article there!

  532. Victor says:

    Great post, I’m not saying that just because my picture is on it. It took almost one year to take learn the process and complete our first mailing campaign. The bigger pockets podcast got us started, then I set out to do what I do. I researched different approaches, looked at different opinions about land investing. Ultimately, land investing had a low enough price point, required less time than other RE investment models (i.e. House Flipping), and land is something I am always trying to get more of.
    I mapped out the process and broke into different pieces. Researched each piece, and then finally executed. The research and setup took almost 11 months, and the actual execution took one month. Out of all the steps, the hardest for me was to get over the mental paranoia of speaking to strangers.
    And my co-workers provide both positive and negative motivation. I created a profit thermometer in my cubicle and let them see for themselves if this is working.

  533. Steve Brown says:

    This is a land question. Actually…about finding vacant parcels. Tried Agent Pro. Found their information to be seriously flawed. Ie. Searched Tulare County, Ca. Result was 1. Not possible. This is a high Ag County with high unemployment. The results should be far in excess of 1.

    Need to develop a list of 1,000 of land owners who are tax delinquent. If Agent Pro is not able to solve their problem, do you have another source?

  534. Eissej Omled says:

    Thanks for the tips. I learn something new. 🙂

  535. Michael Anderson says:

    Awesome post. They really got some good deals. Very cool.

  536. Karl says:

    Victor – Congratulations. It looks like we have several things in common: 1. Texans – a great state to pursue tax delinquent deals, 2. BP podcast #39, 3. having spent a year learning and studying before doing our first deal, and 4. anxious about making those phone calls.

    I did a blog post on BP titled “Cold Call Paralysis – How I am Attacking It” about how I prep for and handle calls.

  537. Ashley says:

    Congrats Victor! Keep us posted on future deals!

  538. Melissa says:

    How do you make the post card? Do you make it yourself or have someone else to make it? If you do it yourself how do you do it and how do you put it onto the computer as a document?

  539. David Carbajal says:

    Seth, thank you for the information!
    I am very passionate about creating passive income for my wife and I… I have dabbled in P2P lending… Dividend Stocks… etc.

    I REALLY want to get into real-estate….
    However, I am currently in the stage of reading anything and everything I come across to help me decide when ( and in what) I am going to take the leap!

    My wife and I currently have full time jobs (good paying) but I am determined to get the passive stream flowing…
    (we are both 28yrs old)
    I will continue to educate myself on the land investing (it seems great!)…

    In the meantime, would you mind giving me some advice?

  540. David C says:


    That is awesome and inspiring guys!!!
    I am in the beginning stages of research here — any recommended reading or advice?

    Thank you in advance,


  541. Trey Allen says:

    Seth, I have thoroughly enjoyed ready your content material! I live in S. Carolina and sell land. I am associated with a small group of land specialist (RLI). I speak to numerous people worldwide on a daily basis. Land is a must have investment! Investing in land can be obtained no matter where you live in the world!

  542. Trey Allen says:

    Seth – I’m impressed with your passion for the Real Estate industry!

  543. Dan Weiman says:

    Hi Seth !
    You are obviously a Christian…. you have a very kind and giving nature.
    You are also incredibly wise beyond your years. You are a credit to your generation and your faith. Keep up the great work !!
    Thank you,
    Dan Weiman

  544. andrew mcdavid says:

    Great post! I have been coming across land deals every now and again and just throwing them away. I’ve been half-heartedly looking for a solution to this and I came across your site. I’m going to dig deeper into your material. Thanks for sharing!

  545. Derrick Coppin says:

    Thanks a great deal for information!

  546. Adrian Goram, NHI Properties says:

    Very informative article. However, there are two talking points I think must be addressed:
    1. FLOOD STATUS: especially in waterfront areas
    2. INSURANCE: especially in waterfront areas

    When you look at other comps, these 2 items must be addressed

  547. David C. says:


    For now, I am concentrating on the land investing aspect.
    I also have a full time job (50-70hrs)/week, how do you handle the phone calls and business that needs to take place for the land investing, concurrently with your full time job? Especially when you are trying to get things started…

  548. Franklin Jackson says:

    Great information Seth. Thanks yet again!

  549. Franklin Jackson says:

    Thanks for the great info. I’d like to buy the rest of the tutorial. Please send the discount link. Thanks again.

  550. David Carbajal says:


    Thanks again for the great information!
    My company is not ready to delve into this yet, but when I am ready, I will!

    In a standard Roth IRA, all of your initial contribution amounts could be withdrawn without penalty. I am assuming that the this is not the case in a self directed IRA, correct?

    Is the self directed IRA linked to your LLC? Or is this independent?

    Thanks again Seth!

  551. DAVID says:


    How would you get started with a mailing campaign without a proper business entity (LLC)?
    Or a phone number/website/mailing address so that potential sellers could reach you?

  552. Cassandra Cassway says:

    I love the fact nobody really knows about this. Honestly. It is what it is. Taxes to be paid is a must. Ok here is an example in a different format. We as American citizens half to pay taxes. Remember the guy on an unamed TV show he won 1,000,000 he didn’t pay his taxes you don’t pay you can go to jail and the IRS will be all over you. Outcome jail right, right. Ok so you have to pay taxes. You bought a home you get behind on your taxes, even if you own your home free and clear. YOU STILL HAVE PROPERTY TAXES. So you fail to pay you are probably sitting there thinking it’s maybe the IRS you are worried about coming after you for taxes this is where you are WRONG. So your house will go into a Tax Foreclosure you don’t pay the taxes and penalties other fees by the time period. YOU LOOSE YOUR HOUSE FOREVER NO WAY AROUND IT UNLESS YOU PAY YOUR TAXES. So another words in the article above explains this well. Kudos btw. So you obtain the list that will be at the AUCTION it will GO INTO AUCTION NO QUESTION. UNLESS YOU PAY UP. SO you obtain the “List” ok they are already in Tax foreclosure or is about to be. So the owners have 2 options 1. To pay there’s taxes & penalties up front they don’t have it which they don’t have a choice in the matter. So your there at there home having “a meeting about this” ok so they just can’t pay foreclosure is on its way, no way around it. I repeat this again and again unless you pay your not getting out of a Tax Foreclosure once it’s Tax foreclosed on you will loose it FOREVER NO WAY AROUND IT FOREVER. So I’m here you even OWN your home you are facing this condition you paid 500,000 like the guy posted in his blog you have to pay up $10,000 now ok I am an investor I came to either collect for the taxes or offer to pay for there taxes and offer them say 30,000 extra on there house so they get there taxes paid and they get 30,000 in there pocket to go find another home or do whatever they please. Ok sounds crazy but it’s true. They can take the either take my offer and there taxes get paid and they get 30,000 I will then OWN that $500,000 house or the can choose option 2 don’t take my offer get foreclosed on still owe taxes and zero money in there pocket. You only have 2 choices unless you pay your taxes. Hope this helped anyone understand alil better. BUT YOU HAVE TO DO YOUR DUE DILLIGENCE and RESEARCH.

  553. Dave says:

    Wow. That’s the best article I have come across so far. Thanx so much . Looking forward to the special offer.

  554. Aaron B. Lewis says:

    Nice thorough review Seth!
    300%! That is awesome.
    How many more deals can you find like that?
    I am personally trying to outperform a deal I structured last year with 6,000% return.

  555. Paul Sian says:


    I have seen the house where the owner upgraded beyond what the local housing prices would support. It has been listed as an FSBO for quite a long time. They were of the opinion this is a diamond in the rough but the buyers did not agree hence sitting for a while. This is good advice to heed.


  556. david says:


    What application do you use to manage your email addresses for your various accounts?

    Just curious…

  557. Amy says:

    Hi, Seth,

    I love your videos! I just signed up for an agentpro247 account. I exported a list of tax- delinquent vacant land from one county. How often can I download the same list from this same county? How long should I wait to make sure I mail to new owners on the list but don’t mail to the same owners?


  558. Rob says:

    Thanks for sharing authentically, Mr. Williams. I especially appreciate #17.

    John 15:5,

  559. paul says:

    After reading all this questions and answers,i think i have gained a lot and i must continuing buying land in my country, 2013 i bought a plot 15000 dollars and today its going for 25000 dollars.Good job Seth and may God add you more and more for sharing with us.
    Paul from Kenya

  560. Christina says:


    I found your article very helpful. I am a new agent and would love to have access to your Headlines and Listing Pack. Thank you so much for sharing.

  561. Kasey says:

    I’d love to have the headlines packet for signing up. Thanks!

  562. Amit Jain says:

    i appreciate your all the idea and suggestions. keep posting like that and share with us all the helpful and informative information.

  563. Sana says:

    Hi, great list you have there. Please check out our blog as well:
    Would love to hear your feedback!


  564. Victoria says:

    Can You send me your actual postcard too! Thank You Seth!

  565. paul says:

    Thanks for the insight info. Is there an age bracket for one to make use of the funds in self directed IRA. Is there a medium one can reach you on directly for personal mentoring?.

  566. Jordan says:

    Very solid tips here! I especially like your example that one’s hardwood floor is another’s shag carpet – can’t tell you how many people I’ve seen add a renovation they personally saw as an improvement rather than standing back and seeing what the house NEEDED.

  567. Clare De Graaf says:

    I love your transparency. It’s refreshing and rare!

  568. Vishal says:

    I really like and appreciated your work. I read deeply your article, the points you have mentioned in this article are useful.

  569. Shaivi Sharma says:

    Nice work, appreciate your work!!!

  570. David says:


    Im not sure if you know or not, but can you create your own (customized) forms and squeeze pages?

  571. Jordan says:

    Personally, one of the first things I do when I meet someone is see if the website on their business card looks professional. It’s actually very easy nowadays to get a basic website that looks good and functions well enough to let people know what you’re about – getting your name out there. Stuff like LeadPropeller is one of those things! Thanks for sharing this for people who need it.

  572. mimi says:

    Can you send me a copy of postcard used?

  573. Nina says:


    I thought you might be interested in adding another useful resource to the page “The 50 Most Useful Websites You’ve Never Heard Of” (

    Power Thesaurus ( is an easy-to-follow, crowdsourced online thesaurus.

    Hope this helps!

    Kind Regards,

    Nina McEwen

  574. safiyya says:

    Hi Seth, I stubble over your blog by looking for more information. I posted in bigger pockets today asking you about jack system. would like to truly does one on one with you. : )

  575. Clayton Collins says:

    I’d say the most important part is to get started. Analysis paralysis can be a real problem, but at some point you have to make an offer and get things going.

  576. don says:

    very helpful to me thanks

  577. Patrick says:

    In your map, South Dakota is misspelt

  578. Gabe Sanders says:

    Thanks for the info Seth. Looks like a very interesting platform. I will check it out.

  579. Julio says:

    Hi! Seth. I started reading your blog a few weeks ago. It is well presently and the content is priceless. Now, just this question: I notice that you have a few individual package available for sale like the wholesaling, the full tax list tutorial etc… with some discount coupons. Do you have everything in one package? I would not mind buying everything in one package. If not can you send me a page/list where all the individual packages are available. Thx

  580. nicolai says:

    Hi Seth,

    nice write up. Just in case your readers want to know, how to draft corporation resolutions, I collected a few on the website mentioned above.


  581. Mitch says:

    100% American cut-throat rubbish.
    Gosh, lucky you that you’re not asking for a sales job in my company, I’d just ask you:
    How much do you think your job is worth paying you?
    You’d say 5K a month
    I’d say: Are you willing to start today for 1.2K a month?
    You’d say No.
    I’d ask, how much is the minimum you’d expect to be paid?
    You’d say 3K
    I’d kick your ass out of the door and with a typical American smirk on my face say; “good luck finding a job”.


  582. Jennifer Curtis says:

    Thanks! Looking forward to the tips!

  583. Lucas Hall says:

    That comparison chart is awesome. I’ve always wondered how much “more” profitable a corporate unit is. I had a rooming house once, and it certainly brought in more money than if I had used it as a SFH.

    Well done Al. Thanks for analyzing this.

  584. Rod says:

    Seth, thank you for being you and having taken the time to write these very useful words that I believe will help many amateurs looking for some direction, like myself, avoid the unforeseen pitfalls of life.


  585. Joe says:

    Hi Seth,

    Enjoyed reading your blog. Thanks so much for the information. It was truly invaluable to me. Seth, I would like to get in contact with the landowners who own propery beside me (6 owners surrounding my propery) and ask if they would sell their property and at what cost– can you please give me your opinion as to the best way to communicate with them (letter or phone or other?) as well as if you have a template for this that I have not seen. My goal is to try and purchase the six additional lots if possible. Also, it appears that 3 of the 6 parcels have a house on them. What is the best way to engage these homeowners? Thanks so much for your advice!

  586. Chuck Moreno says:

    Hi Seth. Just listened to your podcast #39 on bigger pockets. Hadn’t really thought about investing in land but I literally decided to go ahead and buy some land for a future home site and listened to the next podcast in my list and it was yours. Fate brought us together lol. Love the site. My question is about buying raw land at a foreclosure sale brought on by the HOA for unpaid dues. I just found out about the auction which occurs in 3 days. I would go at this property as a flip or owner financed for cash flow but not to hold for my future home. I have some access to money so I’d be able to purchase it if I get a good deal. Do you have any experience with these type of HoA foreclosures? Im sure I know the answer but is 1 business day enough time to do a title search to find out if there is a mortgage balance or other liens against the property. The property taxes are up to date which is strange since they didn’t pay the HOA fees. Something tells me the HoA fees have already been settled by the property owner. I couldn’t see them letting this parcel go over some HOA fees. Any quick help would be much appreciated.

  587. Jordan says:

    Great look at hard money loans. It’s important to know what you’re getting into and what it means if you’re looking at hard money loans – especially how they work and what they mean for both the borrower and lender. Thanks for sharing!

  588. Justin says:

    Good information. I’d be interested to know how hard money deals for raw land compare to typical SFR flip loans. I expect that the terms would have to be longer due to the likely slower process of selling land. Is it financially realistic to get a hard money loan for land?

  589. Wendy says:

    Hello: We have a home we own free and clear. We have been completing the interior, it was not listed but I knew this fellow was interested in the property so asked if he would be interested if we owner financed. This is to our advantage because my husband built the place before we met and does not have any receipts for expenses incurred prior to us meeting and it is not our principal residence and has not been for last 5 years. So to help reduce gains .. owner financing looks like a good idea. Anyhow, I like the kid but .. due to school loans etc he does not have any money for a downpayment. Based on his income he can afford $1200 a month. The place could easily fetch $200,000 but is still unfinished. I don’t know if I am willing take the risk of 0% down but as far as the payment schedule goes … what is best for me as far as tax purposes go? Ask more and reduce the interest rate or ask less and increase the interest rate? I would think that if I offer it for less with a higher interest rate it would look really attractive BUT I wouldn’t want to do that unless I knew that I could get at least 10 years of monthly payments. From what I read I can’t disallow prepayments but can impose a penalty? Wisconsin it looks like you can penalize the first 5 years for 60 days of interest. Doesn’t sound like that much of a deterrant to me. We are at a point if someone could take it off our hands we would be so happy. Could we get more finishing it out and selling, definately but do we want to … no. If I take the risk of going 0% financing .. what are some things I should consider with the payment strategy so as to reduce my taxes and risk. I read somewhere a higher interest rate is good for buyer as he can write it off but a higher asking price and lower interest rate is better for the buyer but I don’t understand why? Any light you can shine on this would be appreciated. I realize 0% down makes for a poor note that no buyer would would want, that is fine as what we want is the monthly income.

  590. Justin says:

    Thanks Don and Seth for the comments. If there are any hard money lenders out there who deal in raw land, I would be interested to hear what kind of terms are typical.

  591. A J says:

    Hi Seth,
    I am considering buying a quarter acre, to build a house for my retirement in a few years. I have never bought land before but it is in an area that will definitely increase in value over the next few years so I want to lock it down now and build the house I want later, rather than purchase a home and make payments in addition to my current home. Thanks for the tips on how to assess, my question is whether I should use a realtor and/or get a property appraisal. I will probably pay cash for the land. Thanks much!

  592. Steven - Real Estate Investment says:

    My business specializes in hard money loans, and this is an article that I can really appreciate. Thank you for writing this article!

  593. Sean says:

    I purchased the Investors Tool Kit using your link. Just to let you know.


  594. david says:

    hello, with so many so called gurus/experts out there, what makes your program and coaches different and/or better? in all due respect. I’ve been through few courses and been disappointed every damn time, never fails how these people just come through. thanks

  595. sergio M says:

    Hi Seth,
    Awesome information that will help me sell a house that I have on the market for more than two months but no offers yet. I appreciate if you can send me the package with listing tips, adjectives for free.

  596. Brian says:

    Good rundown of the differences between the more popular phone system apps. Thanks for sharing.

  597. Michael says:

    Hi There,
    Great Website & Blog !
    Could you please provide copy of phone voice mail script as promised.
    Thank you in advance !

  598. Tochukwu nwokike says:

    Hi Seth, i just subscribed, but i did not receive the discount code your post card template. I also paid regardless, but i still haven’t received the yellow card template. I can send my order confirmation if you would like

  599. N'Marie Crumbie says:


  600. Britton says:

    Hi Seth –
    Are these same contracts used for vacant land purchasing as well? Or do you have another set of contracts for those?


  601. walter says:

    Nicely documentated and well said, Seth!,…i have shared the link in my facebook account I’d also love to get the package you’ve put together thanks!!

  602. Matt says:


    Good stuff. Thank you.

    Can you tell me a little about your criteria for which deals to process through your Roth?

    I would guess you hold only your flips in this account as it would probably be challenging to keep an arm’s length distance from seller financed transactions when you are managing loan payments, conducting loan-term renegotiations, and processing the occasional foreclosure. Is that right??

    Also, do you recommend processing your business expenses associated with your IRA land deals (mailers, notary, marketing, etc) through your IRA, or simply bundled together with all of your other expenses, processed through your LLC? That seems a bit tricky to me.

    Lastly, do you plan on using your Roth as the location for a large portion of your deals? Or do you see the Roth as the holder of the occasional cherry-picked deal that seems easy and straightforward?

    I think you have a good thing going. Mitt Romney and others have shown the power of using massive leverage in their Roths.

    Thanks for sharing-


  603. Matt says:


    Did you choose to be taxed as an S-Corp? What do you see as the benefits and drawbacks?



  604. Victoria says:

    Hi Seth,
    My questions are:
    My husband and I are planning to buy a home on 3. 3 acres, surrounded on 3 sides of “preserved woodlands”.
    Could there be any issues in the future as the state cutting the trees down? Or something else?
    I always understood ( perhaps erronously) that ” preserved woodlands” cannot be cut down.
    Thank you so much for your generosity in helping people.

  605. Robert Craig says:

    Hi Seth,

    Great site! I just wanted to throw my name out there if anyone is looking for cheap build able lots that will appreciate. We specialize in 8 counties in Florida and we purchase anywhere from 100 to 400 lots per month. If anyone is looking to buy, I would love to help them! We source our lots directly from the land owners and guarantee clear title.

    We also sell at wholesale prices!


  606. Heather Dodd says:

    Great article! Words do have power. I am a copywriter in the real estate niche. I love how you instruct agents to be different and honest. You only need one buyer for each house- but it has to be the right buyer. Using descriptive, honest words saves everyone time and brings the seller more money!!!

  607. guptapromoters says:

    we can earn more for real estate buy at lower price and sale at higher price. In Every Real Estate Deal we have some benefit

  608. Patrick says:

    If he is selling with owner financing not sure why sell lower price to avoid capital gains. From what I understand he would not get hit with large capital gains tax if he is getting paid installments. Is the article saying he doesn’t even pay tax on the monthly income because the sale price is a loss? That’s nice if true. But also wouldn’t it make sense to still pay capital gain tax because that means you did in fact make money on the deal?
    Also he must be using private financing and not a bank to buy.

  609. Kevin Scott says:

    One of the bests lists Ive found online. Your postcards are great as well. Im glad I found your site.

  610. Joe Edgar says:

    @Patrick great questions and @Seth thanks for posting. The first question as to why I would sell at a loss: diversification is needed for a portfolio and that includes diversified strategy. While picking low hanging fruit from small deals as explained above I also did investments that would net larger capital gains. The capital losses would become very useful with other properties that I bought to fix up and sell, because the losses would offset the gains and thereby have a positive impact on cash flow due to the lowered tax burden. The interest income that is ongoing is taxable as dividend income (lower rate than income tax), but the principal is not taxable – given the loss. The real benefits are 15 years later when the loan I borrowed was paid off and the buyers refinanced the house which left me with a net of $50,000 that wasn’t taxable. Not taxable because it was principal of which I already took a loss on and didn’t own long enough to utilize any deprecation.

    Loans are a great topic as I went from borrower, to lender, then an equity investor, then an Angel investor and on to Venture Capital. Real estate is actually more like venture investing than many might think (for another post:). The first loan was an owner carry, of which I convinced my parents to sign for as I was too young in the State of Oregon to be a borrower. However, when I finally turned 18 and had many deals under my belt I would do this same strategy with conventional financing. Bank loans required lending doc review to ensure no due-on-sale clauses. This strategy would be more difficult with hard lending given the higher interest requirement and short term balloon payment.

  611. PTK Ventures LLC says:

    Thank you for posting this! I just want to say I think this is a beautifully honest post and thank you for sharing your post. You seem like a very gracious person, I am excited to be discovering your blog.
    We are also same in this business and provide opportunity for sellers and investors to make profits in Buy & sell property.

  612. Cassie says:

    Hi Seth!

    Thanks so much for this article! I’ve run into a unique situation, where we found an amazing historic house that we’d like to restore, but it is currently listed as a vacant lot for sell with a shell house on it, rather than the house itself being listed. We know it’s not in a flood plain, the deed is unrestricted, and the home appears to have been lived in within the last 30 years so there is electric, heating, and plumbing. Any suggestions on potential issues we should be asking about before we jump in? We’ve never looked at land before, so we’re a bit overwhelmed by how much more complicated it appears to be vs buying a house.


  613. Justin says:

    Very interesting strategy and I can see how it would be useful. As Joe pointed out in the comments above, be sure your bank doesn’t require you to pay off the loan once you sell. Otherwise you could be in some serious trouble…

  614. Marco Lerma says:

    Great Blogs!!

  615. Charles says:

    Great article Seth i really appreciate all the content you provide us with!

  616. Michael Broudy says:

    Interested in joining the club!

  617. Mark says:

    I would stick to the traditional model with the lowest return but also the least amount of effort. Look at adding value to the existing property to increase the rental but staying with the traditional model. You could potentially split the house in to two separate units and then rent each out individually. Look for properties with potential for unlocking value. I have bought old blocks of flats where the units ar massive and I have split a 120sqm unit in to 2 apartments. Also old unused office space can be converted to funky apartments! The other models make for ‘higher’ profits but this is only in the short term and requires a lot more effort, admin and maintenance. Focus on building a large sustainable property portfolio with solid, long term tenants! Property is a long term business. Rather focus your energy on finding great properties to add to your portfolio than having to worry about finding a new tenant every week! When I rent out a property I hope the tenant stays forever and I never hear or see them again! 🙂

  618. Jordan says:

    Definitely an interesting take on selling. It included stuff that’s a pretty good refresher but also some different strategies I hadn’t considered before. Thanks for sharing your insight!

  619. Bradley says:

    Thanks a lot for the great information. I would also be interested in finishing the blog with the code. Again, I appreciate all your help!

  620. Al Williamson says:

    Thanks for chiming in. I love your value play in splitting units. If that’s an option with parking restrictions etc, then I would go for it as well. It’s another way to get more out of what you already own.

    My goal was to pivot on a single family home to show how modifying the operating style dramatically affected the net income.

    I’m a lover of cash flow ideas. Some of my favorites include roof top leases for communication and live camming. Both of these options have little start up costs and net profits that blow past subdividing and all 5 positions I discussed. But the beautiful thing is – we landlords can overlay models on top of each other.

    Let’s split a rental, operate the halves as corporate housing units, and then place cell phone repeaters on the roofs. Home run yeah?

  621. Tom says:

    Hey Seth –

    Great post, highly recommend the purchasing the full blog post to all readers.

    I just got a list from a county, but I’m not sure how to identify a property as vacant land. Do you have any tips on this? Also, do you send yellow letters to all properties on your list from the county or are you trying to filter and just send letters to vacant land holders?


  622. Britton says:

    Seth – The tutorial you’re offering is intriguing, but makes the assumption your going to get every property owner who is delinquent on their taxes. Obviously, once you obtain the list, there will be some scrubbing involved before you actually start at the top of the list and send a postcard to everyone on the list. Is there another blog post that outlines, what to look for once the list is obtained?


  623. Pejman says:

    Hi Seth , just I want to say thanks for your useful page. actually I am looking for a sample letter to introduce an unique Item to a show room in US and ask them about their proposal prices but I couldn’t find it. I need your help to do this. Best regards

  624. Dave says:

    Hi Seth – My brother-in-law and I are looking to get into real estate investing and have our eye on a piece of land (we want to start small, FYI). It is 1 of 8 lots, all of them are only 1,742 sq ft, for commercial use only, and the lot we are looking at is the end lot…My thought is, buy now and hold on to it for a length of time until a developer comes along and wants to buy all 8 lots. This would obviously need all sellers to agree to sell which I am not sure how tricky that would be. My question is, do you see any chance for money to be made here? The lot is in a great location and I honestly can’t believe nothing has been built there yet. More details: $16,500 for the lot, taxes are $1,087 / year which I know is a little high based on what you stated above but even so, after negotiations, I think we could get taxes down to 4%. I know it might be hard to say, ‘yes you will make money’ or ‘no, you won’t’ but just wanted any insight you could give.


  625. Pamela Jack says:

    Please send me the discount code so that I can download the rest of your blog post on how to obtain delinquent county tax lists.

    Thank you.


  626. Tom says:

    Hi Seth – have you ever tried skipping the postcard and sending a purchase agreement as your first point of contact? I would think this would decrease your response rate, but also generate more serious leads…

    What are your thoughts on this approach?

    Thanks for the post!

  627. Mark Wells says:

    Thanks, Seth, for a very informative AND FREE real estate investing video!!

  628. Tyson says:

    Best post I’ve read in a long, long time. Thanks for your honesty! ***bonus points in the credibility jar***

  629. Lisa says:

    Very good information. I love it. Will I get the voicemail script with my subscription?

  630. Justin says:

    Fun list of facts. The statement about Alaska being the easternmost state had me stumped. To save others the trouble, I found this explanation:

    “Fascinatingly, Alaska is the state that is farthest north, east, and west while Hawaii is farthest south. The reason that Alaska is farthest east and west is due to the fact that the Aleutian Islands cross the 180° meridian of longitude, placing some of the islands actually in the Eastern Hemisphere and thus degrees east of Greenwich (and the Prime Meridian).”

    Looking forward to the giant leap forward you mention.

  631. Caleb says:

    Wow, some of the facts are crazy. I don’t blame homeowners in Scotland for painting their door red after paying off their mortgage. I would want to scream that from the rooftops too. It is awesome that Utah has been giving free homes to the homeless. I would like to know how that process works.

  632. mobilehomegurl says:

    Great post Seth!

    This definitely brings back memories. When I was doing all kinds of things in real estate investing (not as focused), this was one of the areas I targeted. And, yes – it takes forever just to get the list! I must have stopped by the county office a million times just to find the right person to talk with.

    When I finally received access to the list, I was exhausted and moved on to other areas of real estate investing. Though, I did hope to come back to this niche again one day.

    Thanks for the info. And, the trip down memory lane! 🙂

  633. Irving says:

    Hi Seth,

    I recently purchased a lot for $3,800. It was appraised in 2014 for $3,800 but it appraised for $6,700 in 2013. I’m still waiting for the 2015 appraisal. Based on your experience, do you think I can sale it for the 2013 appraisal of $6,700? It’s a residential property in NC.

  634. Jamel Burgess says:

    Hey Seth how are ya? Judging from all the positive comments here, it seems like you’re the real deal and really know what you’re talking about. I’m 24yrs old. I have a full time job that pays decently, but with student loans and having a hard time finding work in my field I need to do something different. I’d really like to invest in something that can generate passive income. I do whatever research and work necessary because this seems like it’d be worth it. So how can I youngster like me get started? How much cash would I need and where would I look for land to buy? I live in Atlanta GA by the way.

  635. Jordan says:

    Amazing facts here! I wonder if Donald Trump would be as popular if that fact was more common knowledge? Thanks for sharing!

  636. jaime love says:

    you know what this page is great!

  637. Dendy says:

    I love your articles, you really opens my eyes of many opportunities that i usually passed by.
    Great jobs Seth.

  638. Sean says:

    Thanks again Seth for the great content. I’m still “nursing” my first postcard campaign (featuring your templates from the Toolbox). I think I’ve got a 3% response rate (8 out of 236) but I’m ok with it. I’ve made tremendous effort to get in the groove of returning call, doing due diligence and figuring out the process. While it does truely stink not to land a deal – I don’t feel I’ve lost the campaign money. What I’ve learned just by being forced to call and talk to these individuals is great and is building momentum to land a deal. You’re posts are beyond informational, they are actionable and really help me keep a “nimble mind” when approaching the land business. Thank you for that and always look forward to your content; best wishes Seth!

  639. Harry says:

    I’m excited to find out more about the “giant leap forward”! I have a hunch of what it could be…let me know if you need a beta tester or a second set of eyes 🙂

    Your blog has been a MAJOR help in getting me started on real estate investing and I wanted to say thanks for the amazing content. I just mailed out the closing documents on my first sale and I am psyched to get more deals going. Thanks again Seth, you rock.

  640. Billy Rogers says:

    I’ve been fascinated with your approach since I first heard you on the BP podcast. I finally got the courage to try this about a month ago. I got a list from AgentPro247 and sent out 70 letters. I think about a third of them came back because the owner no longer lived at the address that was on the list. I probably had 6 or 7 people contact me and I finally closed on one deal. It’s a $5,000 lot that I got for $425 and there are $600 in taxes owed – so about an 80% discount. My plan is to sell the property with owner financing. I’m currently researching the details of how to set up the contract and loan servicing. I think next time I will get my list directly from the county if possible so that I can get the amount of taxes owed because some of the people had back taxes that amounted to what the property was worth and was a waste of time marketing to them. Anyway, I just wanted to say thank you for all of the information you make available on your blog. I really appreciate it.

  641. Helen Chong says:

    I personally did something similar. Had a property, which was still on loan. I found a customer, whom I ensured purchased my property for a cost that I had incurred on purchase and renovation. Till this time, I was facing a capital loss to say. But since I was still paying off the loan for the property, I forwarded the loan to the client on a higher interest rate, which made for some of my profit. It was an easy way to sell of a property for a limited profit margin in the falling market.

  642. michelle says:

    Hi Seth. I have a very old house that Im trying to sell. Im wondering if you can look at my situation and just give me some advise. Please Please…!!! Thank you.

  643. Paul Vaught says:

    I am just starting as well with raw land. Would love to to get copies of those contract templates.

    Appreciate you,

  644. Matt says:

    Hi Mark,

    My first batch of postcards goes out today! (thanks for the templates and advice in this post).

    Hope I didn’t miss this:
    Do you make offers on every property that calls? Or just the ones that seem motivated?


  645. Justin says:

    I like how you broke down the different categories of motivation. I’m planning to start my first direct mail campaign in the coming weeks (bought your postcard toolkit) and this will make a good reference article when calls start coming in (I hope calls come in…). I’m also hoping for a higher than normal response rate as I did a lot of clean up on my source list. Do you find that your source list has a lot of properties that seem useless (too small to build on, in a flood zone, landlocked, etc.)? I was surprised how many problem properties I found, which could explain why the owners stopped paying their property tax. Thanks for the great information!

  646. David J says:

    Hi guys . I own 18 acres in a small southern maine beach town. Its hard and soft wood and uncleared with a small right of way started off the main road. Any suggestions? I feel like its going to waste…. Im 35 , no kids and not married. Any thoughts ? Seasonal cottages? sub divide? or contact a developer ?

  647. Pankaj Gupta says:

    Really impressive articles about the real estate property and graceful posting, Thank you for sharing valuable information. Nice post.

  648. Gabe Sanders says:

    It only makes sense that when you’re looking for that one in a thousand deal, you’ll need to make on average a thousand offers.

    That is unless you have a good system to identify the deals.

  649. Brian says:

    Started reading your blog recently, and it looks like some good stuff! I am thinking about trying to buy land, the way you do, to build some capital for buying rental properties. I am having trouble generating a good size list or prospects. I picked a county on agent pro, selected the category of vacant land, and tax delinquent…. 2 results. Tried a different County, 0. Another County, 3 results. How do you search for vacant land using agent pro to get a decent list size?

  650. Amanda says:

    I knew you’d have it, and here it is!

    I’m on disability, so my available cash is pretty limited – but I’ve managed to find some pretty sweet deals – I just needed to know the process for passing the deal along and making some money in the process. This is just what I need to get started so I can get off of disability and once again be putting into the system, rather than taking out of it.

    Thank you so much. This is my life-changer right here.

  651. Dina A Fitzpatrick says:

    Beautiful Seth 🙂

  652. Amanda says:

    Hey Seth,

    You CAN get just land info on Zillow. Just click on the “Home Type” dropdown and take the checks out of all but the Lots/Land box. (If you’re using a smaller window, you may have to click the “More” dropdown first, and then go to Home Type.)

    One thing I noticed – for some reason when looking at these sold properties, sometimes Zillow is only showing you a small percentage of them. But if you hover (may take a little moving around, dependent on who knows what) you’ll get a message to “click to see all homes”. Once you click, many more sold listings show up.

    I’ve been reading your blog for days now. Thank you for all the wonderful information!


  653. Justin says:

    Very cool tech! I imagine a number of real estate agents will make good use of it and will become known for using this type of marketing. In my area it seems very few agents are able to take a decent picture, let alone use something this high tech (despite how easy it may be to use).

  654. Ivan says:

    Some very interesting points. I agree that you don’t need to do anything with lands. But you can do somethings to benefit more from your investment.
    For example once you buy a land just clearing it and flattening it ( so it will be ready for construction ) will significantly add value to your original property. The cost of clearing usually pales in comparison to the increase of the price.
    Also if you’re thinking of a long term investment ( 10-30 ) years then growing something is also a great option. For example Teak matures in about 15 years and fetches a very good price around most parts of the world. And after the initial stage you don’t have to do much about it either.

  655. Lauren says:

    Amazing blog! I’ve spent hours reading it and there is truly invaluable info in these posts.

    A couple questions for you –
    1. On remote closings, do you typically pay to have a notary hand over the check after the docs are signed?
    2. You mentioned pulling credit reports on your buyers – what service do you use for that?

    Thanks in advance,

  656. mike dugan says:

    Hey Seth,

    I am a fellow Grand Rapidian and had a question regarding the AgentPro247 site you mentioned. The 20/month plan gives you 2000 records per month, but doesn’t include the amount of back taxes. I think I heard on the biggerpockets podcast that this is one of your sources for getting your lists. If so, how do get information regarding back tax amount?

    thanks, your website is very helpful!

  657. Amanda says:

    Great idea! Like you said, though – make sure to check with a CPA or tax attorney before making any decisions. There are some very specific rules when writing off donations regarding whether you can take fair market value -OR- your actual basis in the donated property, and sometimes the difference is dependent on what type of entity you’re donating to.

    There may be times, though, when even your basis in the property is worth the write-off. Especially if it’ll *just* squeak you into a lower tax bracket.

    As I expect to say quite often – thanks for all the great information and ideas, Seth. I’m so glad I came across your blog!

  658. Wayne says:

    Would it make sense to create a buying or selling website that doesnt reference your LLC name?
    For instance, if your company is ABC, LLC dba “123 Properties”. And you have a buying website and a selling website Would that be ideal?

  659. Justin says:

    Thanks for bringing this to my attention Seth. I had never thought about this strategy. It would make me a bit nervous to claim a really large donation, so I agree that you should get specific guidance for each situation. Keep the great posts coming!

  660. Rohan Gupta says:

    there are the many things and points, in your article to remember and consider. keep posting like that.

  661. Jane Fox says:

    Number 2–is it a good location–is such an importation consideration. Businesses live and die based on where they’re located. As you say, what makes a residential area good does not necessarily translate to commercial real estate. It’s important to be well informed and go in with your eyes wide open. You don’t ever want to be trapped in a less than ideal location simply because you didn’t do your research.

  662. Donald Davidson says:

    If I am trying to buy a property for the amount of back taxes owed before tax foreclosure, but the property has an active mortgage too….should my offer include the amount of back taxes owed plus the mortgage amount as well? Do I have to negotiate a short sale on top of paying the back taxes? What happens to the mortgage? Thanks.

  663. Susan says:

    Have you tried this in the competitive southern CA market?

  664. Jordan says:

    Great ideas here! Donating real estate you aren’t going to get a good return on is a very good idea. Plus, your land will be going to something good! Thanks for sharing this great hack!

  665. Steve says:

    Hey Seth,

    I just wanted to say thank you for all the work you’ve put into this blog. I received my first list directly from a local county today and I’ll be sorting and send mailers by next week. Unfortunately, my county includes ALL properties and doesn’t indicate if they have a house on them or not so sorting will probably take awhile.

    It’s taken a fair amount of time and a little bit of an investment to get to this point (setting up an LLC, buying your (incredibly helpful) content, setting up my buying website and phone screening, buying the list, etc.) so I’m really hoping to get a property out of the first campaign to recoup funds. Regardless, it’s been a really interesting and educational process so far so the time and money has already been well spent. Thank you and please keep it up!

  666. Theron says:

    Excellent post. I ordered the letters and contract from you.

    When you send your letter, are sending via email or physical mail? Also do you sign the contract, or leave that portion blank?

    Also, I am working on some tax lien marketing. Thanks for the ideas. Your postcard templates have been helpful as well.

  667. Dumbo says:

    Seth, this guide true article is very useful. Thanks for sharing this !

  668. Jason says:

    Hi Seth, great post as usual. It’s quite timely for me as well, since I received my first accepted offer, verbally, last Friday. I mailed the purchase and sale agreements on two properties on Saturday.

    I’ve been using your general framework for the last two months and I’ve been getting what I consider very good response rates. I do have a question for you on the “Getting the Paperwork in Order” section though. With regards to my particular deal, the owners of record of the properties is a husband and wife but the husband is deceased. What does the county typically need to see to transfer ownership if one if the owners of record is deceased? Thanks!

  669. Ben H says:

    Seth, Another great blog post! It did make me think of a subject covered in your recent podcast with Steve Butala(podcast was great as well). Steve mentioned that, in his initial contact letter to prospective customers, he sends an actual $ amount offer on a Purchase and Sale Agreement and that some of these are signed and returned without a phone call or additional communication. I assume he’s sending the offers before doing any real due dilligence based on the number of mailings. So, what if he gets a signed offer back, then upon investigating the property, he discovers he doesn’t want to purchase – how does he get out of the offer. I know your model is different but you didn’t seemed surprised by his approach. Love to know your thoughts. Thank you, Ben

  670. Drew says:

    These are all great reasons to own land. If you have any interest at all in ever using a plot of land then maybe you should consider doing it now. You won’t have to do anything to it until you are ready and at the very least, you can sell it one day. Thanks for the advice.

  671. Ben H. says:


    Makes sense. I purchased your Offer Letter and Contracts package so I’ll just look for the “out’ clause as you mentioned. Once I get rolling, I’ll probably test Steve’s approach (as you did), as I’m trying to limit phone calls as much as possible as I have a full-time day job (as you do). Thank you again, Ben

  672. Binoy Mathew says:

    Is investing in land or savings account in the long-term profitable considering all the annual rates and outgoings to maintain the land?

  673. Justin says:

    Nice summary article Seth. I like how you pull things together like this to make a mini-guide. I would be too chicken to try and close a transaction in-house at this point. Maybe after I get a few deals under my belt, I might give it a try. As always, thanks for a great article!

  674. Stateland says:

    Yes, definitely communication is key. This is to understand better about the matter and clear things out before doing anything to it.

  675. Andru Sexton says:

    Hey Seth! Do you ever wholesale houses?

  676. Brian says:

    It’s definitely true that you have to find the right person to talk to. I called my county treasurers office, and asked if they could make a list for me and was just told “NO.” Is there another office or person who could help me “Dont’ know.” they had no interest in trying to help me out. ok bye. I called the county auditor, and it was a completely different story. All I had to do was send the lady an email so she could send me a temporary username and password to a hidden website where I could download all in the information I wanted, to my hearts content, for FREE. I was expecting to have to pay, so it was a very good day.

  677. Maurice Wider says:

    Hey Seth,

    Just joined… Can you send me the promotion code to my email…I would like to
    get started immediately.

  678. Alexander says:

    This is a very interesting article Seth. I recently bought a turnkey property that came with two lots. One lot has my rental on it and is where Im making my profit. The 2nd lot is just a lot right beside it doing nothing. I dont know why a house was never built on it. But from what I can tell, the numbers dont look good for me to build a house on it and make good cash flow. Im already making great cash flow from the original purchase which included both lots. So donating this lot next door is an option for sure. I just need to do more research. Thanks for giving me a different alternative to look at for this lot bro!!

  679. Michael says:


    thank you for your posts, i am learning so much. I’m 23 years old & I’m really excited about getting started in wholesaling properties. I’m incredibly low on funds (main reason that wholesaling seems to be GOD SENT) and I was wondering if you’d be kind enough to email me your letter & contract templates that I can use.

    Thank you for everything!!

  680. David says:

    Hello great blog ! I wanted to ask you a question Do you think I will have a hard time buying a peace of land let’s say 10 to 20 acres. Just to build a large pond or small lake & cabin only for my use for fishing and camping out ? Do you think it will have a lot of red tape ?

  681. Ben Johnson says:

    Hey Seth,
    I really enjoy the stuff that you put out there about land investing. I am a big believer in land as I’ve been making a living buying and selling it for most of the last 15 years. I also love learning about new strategies and I have a couple of questions about the tax delinquent postcards….. Can the county give you just the land tract delinquencies or do they also lump houses in with the land? Will I need to sift through and eliminate the houses once I get my list? Also, would you be willing to provide a prototype of the tax delinquent postcards that you send out? (If you can’t, I completely understand. You can’t give away all your secrets :-). Thanks for your help and I really appreciate you sharing your insights.

  682. Kurt says:

    I’d like to suggest Rule #16 for your list:
    Double check ad data for any property you’re considering; they’re often full of mistakes – not necessarily misleading information, but it comes from laziness. What doesn’t help is that when a listing first gets posted, apparently nearly all real estate websites post it as their own without checking it for accuracy. For example, we’re considering a property that has multiple issues:
    1.The pictures don’t match what’s seen on Google Earth.
    2. The map doesn’t show the parcel boundaries.
    3. The description text seems to be describing a different parcel.
    4. The parcel number is of a lot that’s a good mile away, yet the description doesn’t match that lot either.

    In short: you may have to call a realtor to get to the bottom of it, but don’t expect a quick answer; as they’re likely using the same flawed data as you are.

    We haven’t quite lost hope with this particular property, because if it’s actually the parcel listed as the parcel number, it’s pretty nice. Plus, due to the errors, it’s likely dissuaded other potential buyers from digging deeper, which works to our advantage.

    PS: Oh… Rule #17: Always zoom out a bit in Google Earth to have a look around. Several times I found a “nice” parcel was near railroad tracks, an airport, a rock quarry (think: dust), or an industrial park…

  683. Petson says:

    Thanks Seth for the wonderful idea, with the help of this now I think I am able to sell my aunt’s house and also like to share your idea in my friends circle.

  684. Andrew says:

    Hi Seth, awesome site!

    I’m thinking of following your method for investing in land. The problem is I live in Australia and from what I can tell we can’t purchase tax delinquent lists due to privacy laws.

    I could invest in the US but because of timezone differences it would be a real pain to handle phone calls in the middle of the night regarding offers.

    I’m curious to know if you’ve completed any purchases/sales via email only and/or if you think it could be done?


  685. Deb says:

    The more information you have about a property, the easier it should be to determine an offer price. Have you tried Their property history reports include building permits, mortgage history, fire, flood, catastrophic history and other specific property details. The first report is free, additional reports are only $9. Visit and check it out!

  686. david says:

    Hi Seth,
    What about postcards for buyers any verbatim scripts to send potential buyers?I’m trying to build my buyers list.

  687. John Cusack says:

    Great information. Thank you. Can you direct me to an appraiser in Riverside County to appraise a 35 acre undeveloped parcel in Sycamore Springs. Proprty has well and electricity.

  688. Cameron Fox says:


    Your website is fantastic! Very clean and easy to follow. Thanks for sharing your knowledge with others! I’ve got few questions for you:

    1. I recently decided I am going to purchase Jack Bosch’s training program. Do we get it at a discount if we purchase it through your link?? And do you recommend his program for someone starting out?
    2. I am in the process of generating my buyers list. I will most likely use some of the strategies you outline in your blog. How do I market the website after it is up and running if I don’t have any deals or recently sold properties to post to attract buyers?

    Thanks again,


  689. Heather says:

    Hi Seth,

    Awesome post, very informative! Quick question for you about access…if it’s not obvious on google earth, maps, etc. and isn’t noted on a property report or otherwise, is there an easy way to confirm access to a property?

    Thanks for any insight you can offer!


  690. Earl says:

    This is a great article! I agree that there is a lot to take into consideration when investing in land. Most people fail to realize as well that investing in land is most time, if you find the right deal even better than buying properties already constructed on a piece of land. People also forget that there are many expenses involved in developing vacant land to be “usable”. All of the points made here are extremely important to consider and one should do extensive research before purchasing any property and ask yourself these 15 questions mentioned above before purchasing. I have done lots of research and have bought properties in the past, the best company/website in my opinion is I have never seen deals like theirs in my real estate career.

  691. Jason says:

    I like how you’re aspiring to be remade in the Image we were originally made in. If the awareness of human frailty is coupled with the knowledge that we can do all things through Christ who strengthen us, we can live a life of humility with cofidence, and God can receive glory through His kids and we can get a big hug from him now and later as He says… “Well done, my good and faithful servant.”

    The lack of pretense and authenticity drew me to you at first watch, keep up the good work bro!

  692. Adam Lucas says:

    It’s not such a bad idea if you have no place to receive business mail. My business is very small and I was looking for solutions for this problem and then I found out about postscan mail and i tried the service for free. I really see no problem. It’s legal; they don’t handle mail without a postal consent form. Never had any issues. Would recommend postscan mail to anyone.

  693. Kim Kluge says:

    You implied in the video that I watched (before visiting this site) that your 30 attention grabbing headlines and other text was free on this blog. Thanks for the info about postlets, but I’m disappointed to see the marketing text costs $30.00.

  694. Kurt says:

    Rule #18: Before traveling to view a promising parcel, check the county assessor’s website using the parcel number. Some are VERY helpful, containing all sorts of information such as what areas are known for landslides, flooding, wetland/buffer areas, contamination, noxious weeds, etc. The sites also give past purchase pricing and tax information, and sometimes even if there’s been “issues” with the land (such as a previous owner building unapproved structures which they may have had to tear down, leaving a foundation for you to deal with).

  695. Bonifacio says:

    Good advice. I think buying a land is a good investment. Here in the Philippines, you can gain profit, by leasing it for cell site company. You can also sell in the future for a reasonable price. Thanks for sharing your thoughts with us.

  696. Luanne says:

    My husband and I bought our home from my sister. We signed the sales contract in May of 2014 and paid her. We didn’t record it until September of 2014. Which date do we use as far as capitol gains? We would like to sell but are not sure which date applies? Do we have to wait until September of 2016 or can we sell it in May 2016? Can you help us?

  697. Lauren Norwood says:

    Hi Seth –
    Are you providing copies of the docs you mentioned in this post – I am specifically interested in seeing the disclosure agreement, the ID statement and the land contract itself?

    Thanks in advance!

    Kind regards,
    Lauren Norwood

  698. Telma says:

    Hi Seth thank so much for so many amazing good information. I am excited to starting call those owners and help them with they problem and do business with them. Could you please send me the coupon discount so I can buy your blog? I just subscribed my email. One more time thank you so much to share you experience with all of us.

  699. Sam says:

    Hi, Great blog ! Is there anything to do with worthless land I purchased. Too small to build or a Swamp? How can I get it off my hands? Is there any value holding and paying taxes for it.

  700. Jimmy says:

    I’m kinda all over the place when it comes down to paperwork.. I need help to organize lol

  701. Randy says:


    The thing I have found in my studies is those who are a student of the business as well as taking the right massive consistent actions are the ones who succeed. Like I mentioned I am a student of the business and the common threads I see that keep popping up are…

    1. Marketing; ie: Lead generation.

    2. Continued education in lead generation.

    3. Consistent massive action. (I’m getting better at this one! Lol)

    4. Shock value, pattern interrupts (Great way to get ideas to set ones self apart)

    5. Honesty with a bit of, “You need me more than I need you. However, we definitely need each other.”

    6. Genuinely having the clients best interest at heart but also letting them know you are a business person and are in this as a business.

  702. Adam says:

    I will be using these asap!

  703. Nikhil says:

    Hi Seth Williams,
    First I tell you how I found this article? I was searching an article that could help me in writing a great sales copy. Here I found everything what I was looking for. Thanks for this useful article. It resolved my each query….Now I got confidence to write an effective classified for my new client.

    Thanks again for sharing.

  704. Kurt says:

    Rule #19: Beware the costs of running utilities.
    I’m learning the hard way about the hidden costs of buying empty land. Unless utilities are already there, it can be VERY expensive to run them from the street to the building site. For example, one parcel we looked at was about 1000′ feet off the main road where utilities are located. To run city water, gas, electricity, and cable could run anywhere from $10-100 per foot! Multiply that by 1000 and I better understand why developers say that they spend the same on running utilities as they do on the land. It may cause us to reevaluate our goals and possibly shift to buying a property that already has a rundown home on it.

    Rule 20: Beware of sharing water from a well.
    This is fraught with problems due to human fallibility. As long as you and your neighbor(s) get along great, everything’s fine, but there are about a million ways for it to go wrong. If he get’s pissed off at you, your water goes off. If he dies and stops paying the electric (pump) bill, your water goes off. If he decides to fill his private lake and uses up all the water, your water goes off. What if it was originally his well, you move in, then a month later says the well has to be redone – are you paying for half of his expenses enough though you just got there? If you refuse, your water goes off. The possibilities go on and on… so keep it in mind.

  705. Baresi says:

    Thanks for the article Seth.
    I was wondering if you had any advise on tracking down this ‘delinquent tax list’ in the United Kingdom. As pointed out in the post, it will most likely be called something else, not sure how to go about tracking it down.
    Thanks in advance for your help.

  706. Cameron Fox says:


    What is your success rate using Agent Pro vs pulling the lists directly from the county? About how many man hours on average does it take to get the “county pulled” list up to the legibility agent pro delivers instantly. I ask because it seems like the county option is better for delivering results. $18 really isn’t a lot but I want to make the absolute best use of my time. Great blog. Thanks,

  707. Gabe says:

    In using the website in conjunction with a direct mail campaign, what are your thoughts on domain title. If SEO optimization isn’t necessarily a factor (naturally that may come into play later) because they are responding directly to the postcard, do you have an opinion on whether a type of domain is more appropriate than one that reflects your company name?

  708. Ann says: