Land Investing is an incredibly powerful (and still largely untapped) niche of real estate.

The world has no shortage of books, courses, and blogs that talk about flipping houses, buying rental properties, investing in apartments and the like – but there are still only a small handful of legitimate, knowledgeable sources talking about the best investing strategy of them all, LAND.

Back in 2015, I learned about a new educator in this space who had launched a detailed course on the subject. I was obviously interested in learning more about it (and judging by the dozens of email requests I’ve gotten from readers who wanted to hear my thoughts about it, I clearly wasn’t the only person who wanted to know more).

In this blog post – we’re going to take a deep dive into the course from Jack Butala and Jill DeWit at Land Academy. I recently had a chance to scour this thing from start-to-finish and I’m going to give you my honest thoughts, impressions and key takeaways from their content. I’ll give you the full scoop on what I thought about it and what you can expect from this education package if you decide to invest in it yourself.


The course from Land Academy is called “Cash Flow From Land” and at the time of this writing, it’s packaged as a physical product. As you can see in the pictures below, it comes in a portfolio/binder with a short written overview of 12 DVDs and 2 Data Discs that make up the real substance of the course.





I found most of the DVDs to be very helpful and informative and in the video below, I’ll show you the in’s and out’s of what this course consists of…

Note: If you decide to check out the Land Academy course, be sure to enter discount code “RETIPSTER” at checkout. You’ll get an immediate $500 discount off the purchase price and will also earn a commission from the sale.

Here’s a basic overview of each disc and what I got out of each one…

Disc 1

This disc is basically a primer for the land investing business and should be moderately helpful for people with zero experience in land or real estate (though it may feel like “fluff” for those who already know the basics of land investing and/or Jack’s story). I thought chapter 1.51 of the DVD was particularly enlightening – as it showed the exponential power of building a passive income from the land business – it even got me excited!

This disc placed a big emphasis on the importance of social media and getting certain websites and accounts established on the internet. These were good tutorials on how to get started (particularly helpful for social media newbies). I thought Jack said it well when he said,

“Please don’t spend a ton a time on this task, but please don’t skip it… get it out of the way before you’re too busy.”

Disc 2

This DVD contained some helpful information about how to choose the right market to pursue, and it gave a detailed overview of how Jack decides which areas of the country to target. He spends some time talking about using to gauge how many motivated sellers there are in any given county (lots of properties = lots of motivated sellers). This can be a good common sense indicator of when there are a lot of unwanted properties (i.e. – easy pickings) in a county. Note: has actually changed ownership since the course was released, and the site has also changed a lot… so this information isn’t entirely relevant anymore.

He also does a quick review of some easily accessible data on sites like LandWatch and how they can be used to determine the general prices that properties are selling for in a given market.

Overall, I thought this was a very helpful disc. For new land investors who have no idea where to start, these methods are pretty easy-to-follow and make a lot of sense.

RELATED: Finding Your Best Market For Land Investing

Disc 3

In this video, Jack talks about all the methods he has used to buy cheap land and he talks about some common and unconventional ways to do it. This DVD didn’t lay out a ton of detail on some of the lesser-known strategies (e.g. – faxing and emailing realtors)… they are touched on briefly, but it doesn’t get too deep into the step-by-step process of how to do it (i.e. – where to get fax numbers? How many to send out? What to say?).

To be fair, these lesser-known methods don’t appear to be their primary method for finding cheap land (it’s seemed like more of a side note), so the lack of detail is understandable, but on the same coin – if it’s worth mentioning at all, it probably could use some more explanation.

Disc 4

This section gives a good review of what to expect out of the business – explaining that land investing is essentially a numbers game. I thought it was a helpful primer on how this process is supposed to work (conservatively) and why it’s worth the effort.

Jack gives a good illustration on the pros and cons of getting the delinquent tax list directly from the county vs. pulling the lists directly from a data company (note: they use a data service called RealQuest Professional). Jack makes some compelling points about why they prefer this method over getting lists directly the county (and I have to admit – I found myself nodding a lot during this section).

This DVD includes a very helpful screenshot tutorial showing exactly how he pulls lists, the specific list criteria he uses to make sure he’s catching the right demographic of people and getting the best possible results, all while putting a good emphasis on the importance of getting this step done right (even if it takes a lot of time) – because it really can determine your success (or failure) at this business further down the road.

In the video, Jack mentions that they have an agreement with RealQuest, where their students can buy their data through Land Academy at a special rate. He’s referring to the Land Academy Membership, which costs currently $250/mo and provides discounted access to this data (as well as several other resources that can help in the land business).

Disc 5

In this DVD, Jack takes you through the steps of doing a data mail merge with his specific cover letter and purchase contract templates.

This process is necessary because their approach is to send out blind offers to every single recipient (rather than asking them to call back or submit their information via a buying website). In order to do this – each mail piece includes a customized cover letter and a purchase contract (2 full pages) in an envelope.

This process (along with the previous section) is very important, but can also be confusing and difficult for some people to follow – as it requires a bit of “left brain” thinking, concentration and attention-to-detail.

The steps covered here are a CRUCIAL part of the direct mail process, and this instruction was definitely enough direction to get off to a running start, but it didn’t include any tutorials on how to use Click2Mail (the service they suggest in their course), or LetterStream (the company they’re currently using at the time of this writing). I’ve always found that these kinds of direct mail services aren’t the most user-friendly websites for beginners. If I didn’t already know how to run through this process, I probably would have felt “left hanging” when the video ended before explaining this final step.

On that note… if you need a tutorial on how to submit your direct mail order through Click2Mail or ITI Direct Mail, I’ve got a video that explains the process for both websites in this blog post.

Discs 4 and 5 are very important videos in the grand scheme of things. If there were any videos that were worth watching over and over again, it would probably be these two.

Disc 6

This DVD goes through the mechanics of talking with potential sellers and negotiating on a purchase price.

If you need some pointers and ideas about what these conversations can sound like and how you can navigate through these discussions when it comes time to talk with sellers on the phone, this disc offers some good examples to go by.

Disc 7

Some key issues addressed in this DVD were how to use Earth Point and Google Earth Pro to find the parcel lines of a property based on its legal description.

RELATED: 10 Google Earth Hacks Every Real Estate Investor Should Know

Jack also goes through some good reminders about what he calls the “4 A’s” and explains how they price properties based on the information they see on LandWatch. The “4 A’s” (i.e. – Access, Acreage, Affordability and Attributes) are actually a GREAT framework to work with when you’re trying to determine what a property will sell for and/or whether or not you want to get involved with it in the first place.

Disc 8

This disc had some very helpful overviews on how Jack and Jill handle their closings, title searches, document signing, mobile notaries, and why title companies usually aren’t a necessary component of their closings (this was something I always knew, and it was great to hear some affirmation from them on when it is/isn’t worth getting a title company involved).

I also liked their explanation on how to use a mobile notary – they laid out the process very well and made it easy to understand. If I had known about this process when I first started, it would have made my remote closings WAY easier to handle.

Disc 9

In this DVD, there were a few recorded calls between Jill and some of their buyers. It offered some good examples and perspectives on what these conversations can/should sound like and how to handle this kind of communication the right way (Jill is pretty much the best there is at this – and she’s a great person to learn this stuff from).

Jack also goes through a pretty interesting spreadsheet showing the time value of money (one of many templates and spreadsheets included in Data Disc #1).

Disc 10

I was really excited to see this section of the course because when I look back over my years in the business, the biggest bottleneck I’ve experienced has usually been in the selling process. Sometimes properties sell quickly, but not all the time (and if they don’t sell fast, I usually start to feel like I’m losing control of my progress).

Jack and Jill don’t disappoint in this area. There are a TON of helpful and extremely powerful ideas they share on how they’ve mastered their selling process (and I have to admit, it gave me a lot of new things to think about).

Jack uses what he calls the “Psychology of Half” – where his goal is essentially to list all of his properties for HALF of the cheapest comparable property in the surrounding area (and as long as they can double their money, they’re happy).

This is not the approach I’ve used in the past (at least, not intentionally). I’ve always tried to sell for an amount that is closer to full market value (or maybe 70% of market value), as this tends to yield more profit per deal, but it also takes more time to sell… and time is a very real cost to consider. I liked how the idea of selling for half offers a lot of simplicity to an area that is easy to over-complicate. This approach has clearly worked for their business, and I appreciated the straightforward approach (which they both did a great job of explaining in this section).

This DVD also goes into great detail on how to present properties for sale online (note: I noticed a lot of similarities to what I talk about in this blog post and this blog post). Jack also shares a great method he uses to create property videos with tools like Snagit and Camtasia. Here’s an example of what they look like:

As you can see – it’s nothing terribly fancy or complicated, but they can convey a TON of helpful information that prospective buyers will find useful in making their buying decision. I loved this approach and I’m planning to do this a lot more regularly with my future listings (because they’re relatively easy to make and they deliver the information in a way that is easier for some buyers to understand).

Disc 11

In this disc, Jack reviews their “deal statistics form”, which I thought was a great tip in keeping property information organized. I’ve always used a similar form for my properties and I know it helps big time with organization.

Another thing they touched on was the seller financing process (both the closing and servicing aspect of it). It was a good primer – and probably could’ve gone into more depth… but to be fair, seller financing as a general subject is a HUGE animal with a lot of details that vary from state to state. Ultimately, this is an area where each individual investor will have to do some of their own homework to figure out what process and documentation is most appropriate for them.

Jill gives some great nuggets of wisdom later in this DVD about the importance of customer service and how to handle people well (and as I mentioned earlier, she’s clearly gifted in this area and has years of experience at it). Jack finishes off this disc by touching on a few legal issues to be aware of.

Disc 12

In this last DVD, we get to sit down with Jack and Jill and hear their finals words of advice from their years of experience in the business. They talk about how they’ve handled some of the various obstacles they’ve encountered and they give a lot of encouragement and offer more insights about what to expect.

I liked how this video left me with the feeling that I’m not alone. They really seem to care about each individual’s success (and I know from experience that they respond to emails and make themselves fairly accessible, which is a pretty huge “plus” in my book).

Things I Liked

Jack and Jill really come across like the real deal. I kind of felt like I was sitting right next to them and being trained (almost like a new employee) by some very competent, down-to-earth individuals. There were a few areas where I would still handle things differently (just based on my own experience), but it’s not because their recommendations are wrong, I’ve just found different approaches that I’ve had good success at implementing.

Overall, it was really cool to take a deep dive into the Land Academy business model. I appreciated the opportunity to compare notes with how I’ve been doing things and learn about some areas where I may be working a lot harder than I need to.

In a lot of ways, I think many aspects of land investing business are still uncharted territory. Since there are still a relatively small number of people working in this business, there aren’t any “rules” on how things need to be done – just personal convictions and experiences that have caused people to gravitate towards certain aspects of how to work the business. I would say it’s a matter of figuring out what works for YOU, adding your own new ideas and “tweaking the recipe” to find out what else can work.

I think this course is a great template that you can either follow to a T, or simply pick and choose which of their ideas you want to mix into your overall strategy.

Things I Didn’t Like

I thought the DVDs were full of great advice, but they were also a little slow-moving at times (some of them probably could have been edited to be a bit shorter with the same amount of content).

Another thing worth noting is that (to the best of my knowledge) this course was put together in mid-2015, and some of the websites and resources they mention in the material don’t exist today in the same capacity they did back in 2015 (most notably, I can’t really fault them for this – because the internet (just like the business world) is always changing, and this kind of thing is bound to happen. The course as a whole is still great – but this is just something to be aware of if you decide to invest in the original version of this course.

Lastly, there were a couple of things that were touched on in the material but probably could have been expanded on a bit (most notably – the details on how to navigate through the direct mail ordering process, and how to handle some of the lesser-used acquisition techniques covered in Disc 3).

Final Thoughts

All in all, I think the folks at Land Academy have a solid set of instructions, which is more than enough to get off to a strong start in the land investing business. I give them extra props for their willingness to be reachable and willing speak to the individual needs of their customers, along with all the extra value they’re bringing to the marketplace with their other products and services.

Should you spend your money on this course? I think the answer just depends on where you’re coming from, your prior level of experience, how confident you are with your knowledge of the land investing business and whether you have the cash to add this to your educational library.

If you’re looking at the current options available for land investing education – I really don’t think you can go wrong with these guys. The only thing that may scare some folks is the price (because it’s currently the most expensive option on the market right now, and the monthly membership isn’t exactly “cheap” either). However, I think it undoubtedly offers a TON of value if you’re actually going to use it.

Like I said before – there are many different ways to learn the land business. A formal course isn’t necessarily a “must” for all people and all situations. There are, however, MANY instances where a course like this can be exactly what some people need, because it provides a condensed set of instructions and clear guidelines on where to focus your time, money and energy, and what kinds of things you can ignore (and in terms of those things – Land Academy does a great job of pointing you towards the things that matter).

Note: If you decide to check out the Land Academy course, be sure to enter discount code “RETIPSTER” at checkout. You’ll get an immediate $500 discount off the purchase price and the REtipster Blog will also earn a commission from the sale.

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About the author

Seth Williams is a land investor 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.

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  1. Anita says:

    Seth, I’ve been following you recently. I love you approach, ideas, etc to buying/selling vacant land. Thanks for keeping the reviews real.

    1. Seth Williams says:

      Thanks Anita! I’m glad you’ve found this stuff helpful – and I’m glad to have you as a reader!

  2. Nathan says:

    Seth – great overview. I’ve followed this model with some recent success.

    I was wondering if you could correct the link to your article about your credit card system with Blue Pay, it didn’t seem to work.


    1. Seth Williams says:

      Hi Nathan – sorry about that! That article is actually coming out later this month (it’s scheduled to go live on March 27)… I just included that link ahead of time so I wouldn’t forget to come back and embed it in this article. Keep an eye on the blog, it’ll be posted soon!

      1. Nathan says:

        Thanks for the quick response! Looking forward to the article. I’ve been researching Blue Pay and they seem a little more difficult to implement than some of th other payment solutions out there.

  3. Tom says:

    Great review (again) Seth. I also enjoyed the podcast you did with them. They do seem to have great products and a honest helping attitude and their forum is quite useful – even the free version. I do feel that I should point out though that, as of today, the “additional resources” noted may only be available through membership in their “Gold” plan which will cost (again, as of today) $750/month. They have also notified folks via email that their “Silver” plan (the entry plan) will be moving from $250/month to $275/month and the program you reviewed (currently $1850) will be moving to $2500. These changes were to occur some time this month (March). Whether that all happens or some of these products are made available to the public, we’ll have to see but I thought this may be important to note for anyone considering their plan. I have no doubt that their plan and products work but I signed up with you because of your now famous attention to detail, lower entry cost and also a lower cost to get from “I don’t know anything” to “I bought and sold my first property”.

    1. Seth Williams says:

      Hi Tom, thanks for the heads up, and thanks for the kind words! I wasn’t aware of those changes to the pricing, but that’s good information to know. Either way, I’m really glad I could play a part in helping you get off to a strong start. Keep me posted on how it’s going!

  4. Tim says:

    Hi Seth, great article. I have found your site to be a wealth of information. Easy to understand and not complicated at all for us that are just starting to invest in Land. One of your articles I read talked about “Land Academy”, so I took a look at it. I totaly agree with Tom that I think it is really high priced. At lease out of my league! Your site offers so much and I can’t thank you enough for your time and sharing your all your knowledge of Land Investing with us. Keep up the fantastic work.

    1. Seth Williams says:

      Hi Tim, thanks so much for the encouragement – I’m really glad you’ve enjoyed the blog!

  5. JP says:

    Thanks for the very thorough and honest review, Seth!

    I bought the LandGeek’s course a few years ago. I went through it but didn’t take action on it. I’m now debating if I should try it or get the Land Academy (LA) course. Many LandGeek students say you should attend at least one bootcamp ($500 flight/hotel) and get private coaching. That could cost as much as the LA course.

    It appears the main difference between the programs is how they get lists (Disc 4). There’s also the $250/month LA membership to consider. However, with the LandGeek you buy lists from counties and probably pay a lot more than $0.49 for mailers, right?

    If anyone has used both programs, I’d love your feedback on how they compare and which has worked better for you.

    1. Seth Williams says:

      You’re welcome JP! From what I recall, I think you’re right about the key differences being the list source. I think both types of lists have their place, and they can both be expensive or cheap, depending on where you get them from… but the delinquent tax list is almost always going to be more of a hassle than getting it from a data service. Land Academy seems to have the most systematized approach I’ve seen to date… in that, if your goal is to simply eliminate complications and replicate the steps over and over again (creating a direct mail deal-generating machine), it’s pretty doable with their instructions – mainly because they use a data service, not the delinquent tax list… and easy-of-use is one of the big luxuries that comes with this approach. Of course, it still requires a lot of time, work and effort to follow up with leads, close deals and get them sold… but if your primary goal is avoiding the headaches of dealing with messy data and delinquent property owners, I think LA definitely has a reliable system from this standpoint.

      1. JP says:

        Thanks, Seth. Like you, I have a busy life–day job, family, another side business (non-real estate). I want things to be as efficient and automated as possible, understanding that any approach will take time.

        LandGeek also likes automation–systems, VAs, etc.. However, it seems like lists and mailings are the crucial things to automate. Even if you have a VA, every county is different, so you have to learn its format then train your VA. With that approach, it’s probably best to start with one county and stick with a few counties even if you’re experienced. At least that’s my best guess as a newbie.

        You’ve given me some things to consider…thanks again.

  6. Nathan says:

    How would you compare the Land Academy system to Mark Podolsky’s Land Geek system?

    1. Seth Williams says:

      If you’re looking for a course that will cover more in-depth details (i.e. – if you’d rather not add any supplemental coaching to the mix), then LA is probably the one I would go with.
      If you’re looking for more of a high-level education that gives a good primer, but doesn’t get as much into the nitty gritty details (i.e. – if you’d prefer to do your learning through the personal attention of a coaching relationship), then LG may be a more appropriate option.

      Keep in mind – I’m not a novice at land investing… so I may be biased or looking at things in a different light than those who are just getting started. Nevertheless, those are my thoughts – hope it helps!

  7. Chris says:

    Seth, I respect your candidness and all the hard work you do in bringing your experience into this blog. I’ve been through all three courses – Jack Bosch, Landgeek & Land Academy. I was very surprised by your review of the LG course. You praised a course that was an insult to anyone’s intelligence, and was basically a waste of money down the drain. At that point I lost my respect for you as an authority on anything related to land.

    LA is different, much more encompassing but lacking in many respects. Some of which you touched on quite well. The most lacking part is that they send you physical DVDs, force you to subscribe to their “program” for $250 a month (soon going up to $275), and don’t update the program as things change. They also don’t give enough information as to the entire due diligence process, and take the whole legal part for granted, leaving people very vulnerable and unknowing.

    All in all, not a bad program, but as someone who’s been through all of these courses and taken action, I think you would be better off either not reviewing worthless programs or at least review them honestly for what they really are.

    1. JP says:

      Chis – So having been through 3 courses, what’s your recommendation for this business? Learn on your own? Don’t invest in land? Take the LA course but learn due diligence/legal things elsewhere?

      As I understand it, LA’s $250/month program is the heart of their business (RealQuest, LetterStream, etc.) If this isn’t helpful, how do you recommend getting lists and doing mailings? Is it cheaper to work with these companies directly, or do you do something else? Thanks.

      1. Chris says:

        My recommendation is don’t take the landgeek course. Do either land academy or jack Bosch but you don’t need to spend your money into their monthly program. If you can get any of these courses get on eBay for cheaper than what they sell them for I would do that.
        I recommend to go to the source – the counties themselves. Get to know the people and the process for obtaining lists. Then solicit the blind offers or conversations and get yourself a couple properties. Just start with something to get your feet wet.
        Once you start seek out help from respectable and experienced people like Seth (not Mark!) and be wary of these workshops and free seminars that want your money. Save your money for land and mailings. Not education. Otherwise you’ll be educating yourself to financial death.

    2. Seth Williams says:

      Hi Chris, I’m sorry to hear I’ve disappointed you. I really do try to be honest and thorough in the way I lay out these reviews, but I know we’re all coming from different backgrounds and experience. To some people, the basic details of the land business are a huge amount of new information to digest. To others (especially those who have already taken action and learned much of the business for themselves), it can come across as very elementary… and it sounds like that’s where you’re coming from, which I can totally understand.

      For what it’s worth, putting together a course like this is a massive undertaking (I didn’t realize it until I put one together myself). It takes months (if not years) to do, and it’s not easy to address every possible issue a person will encounter. That being said – I do agree that some issues really ought to be addressed with some depth, and all courses have areas where they can improve.

      Anyhow, I appreciate you checking out this blog post – and I hope you continue to do well as a land investor!

  8. Wendy says:

    I bought land academy and Jack Bosch and I like Jack’s program the best, more complete. The podcasts and weekly training has to much goofing around, and I felt it wasted 1/2 my time on the call.

    1. Seth Williams says:

      Thanks for sharing your thoughts Wendy. I haven’t seen Jack’s latest release of his course, but I know the original one was pretty helpful in getting me started back in the day.

  9. Tom says:

    Hi Seth,
    No response necessary here but I just listened to LA’s review of your review in which they didn’t say much, twisted a little and sort of misled which is a concern. I think they have a very good program going on and great tools, no question. Jack seemed a bit sensitive about your stating that the dvd’s run a little long and said that it was because there’s so much content. There is a lot of content but it’s the long pauses and such that make the dvd longer which is what I think you were saying – a minor thing but apparently it got under some skin and the response kind of twisted your “concern”. The misleading area is that they continue to state that they don’t upsell – this is true about their content but not their tools. Their full content is available (still @ $1850 I think but supposed to go up) and you do get some tools including Realquest Pro, Letterstream and others for the $250/month (supposed to go up to $275) in their “Silver” entry package. I just wish they’d be clear that these other tools, websites and so on are, to the best of my knowledge based on their website, only going to be available in their “Gold” or above packages – the gold package will cost according to their website, $750/month. That’s another $500. Per month. So they don’t upsell the program, true, but they DO upsell the tools. Again I like their program and think it’s very effective but that makes it more frustrating when he make these comments. Leave the half truths and sidesteps to the gurus. Now I do have a question – When are you going to review their review of your review of their program?

    1. JP says:

      Since you speak highly of the LA program, has it actually been profitable for you? If you’re making significant profits (say $5,000 per month), those costs don’t seem too bad. But I really don’t know how well the average LA member is doing.

      On their “Membership Plans” site (, many of their tools have ** listed after them. The footnote for ** says “Access to the product is included with check marked membership level. An additional cost is associated with the use of the product and is not covered by monthly membership.”

      For example, CoreLogic costs $0.08/record 3.5% credit card processing fee. It’s not clear what additional cost is associated with ListSource. Obviously you pay for mailers. So if someone is sending out 1,000 mailers each month, I’m not sure what they’re paying beyond the $250/month fee and the cost of 1,000 postage stamps. Oh, there’s one other upsell: “Deal Review.” This is where Jack goes over potential student deals for an additional cost.

      One thing is for sure – you need to sell enough properties (or sell more expensive properties) to make this worthwhile. It sounds like Jack likes to “buy really low and sell low” (Disc 10). If you’re just selling a couple of $500 properties for $1000 each month, you may not break even after the monthly fee, mailers and other costs.

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