283: Most land developers sell lots. TJ Visiodei is trying to build something much bigger.

(Show Notes: REtipster.com/283)

In this episode, I sit down with the founder and CEO of ACTS Decentralized Real Estate to understand how he acquires massive ranches, divides them into 5- to 15-acre parcels, and builds communities around land ownership, food production, off-grid utilities, family, faith, and long-term resilience.

TJ explains why his buyers are not primarily motivated by saving money. They want independence, control over essential resources, and neighbors they can count on when life gets difficult.

We also get deep into the mechanics of his land development strategy. TJ shares how his first project obtained 104% hard-money financing, how he paid off a $4 million land loan in six months, and how 12 families helped provide the equity needed to acquire a nearly $13 million property.

We discuss why ACTS usually pays a seller’s full asking price, what TJ negotiates instead of price, how pre-reservations guide market selection, and why he has never studied a market’s absorption rate.

TJ also explains his “Whole Foods rule,” his “Tinder rule” for identifying exceptional properties, and how ACTS can establish land values far above the surrounding comparable sales.

This conversation goes beyond land investing. It explores what happens when a company makes its values inseparable from its product, why clearly expressed beliefs can attract stronger customers and employees, and what real community looks like during a personal crisis.

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🙋🏻‍♂️ Get the REtipster Newsletter (It's FREE)!
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Avoid the 21 most deadly land-buying blunders

👉 10X Your Income from Land Investing
Learn how to start and supercharge your land investing business

...

282: In this episode, I sit down with Joe and Jenn DelleFave to break down one of the most powerful real estate acquisition strategies available today: seller financing.

(Show Notes: REtipster.com/282)

Most investors understand the mechanics of owner financing, but very few know how to have the conversations that actually get sellers to say "Yes."

Joe and Jenn share the exact framework they use to find motivated sellers, structure creative finance deals, negotiate terms, and acquire properties without relying on traditional bank loans.

We discuss how they built a multimillion-dollar real estate portfolio using seller financing, subject-to deals, mortgage wraps, and creative negotiation strategies. They also explain how they generate inbound seller leads through Facebook groups, how they qualify motivated sellers, and the four pillars they use to structure every deal.

If you're interested in seller financing, owner financing, creative finance, real estate investing, rental properties, cash flow, or building a real estate portfolio without using banks, this episode is packed with practical insights.

📊 Manage Land Deals Like a Pro with Stride CRM
Built for Land Investors! Organize leads, track deals, and close faster

🔎 Land Portal: The Data Edge Every Land Investor Needs
Get the Data You Need to Find Deals & Make Smarter Land Buys

🙋🏻‍♂️ Get the REtipster Newsletter (It's FREE)!
Stay updated with top real estate investing insights and strategies

🚀 Land Investor’s Action Plan (Free 5-Day Course!)
Solve the 5 mistakes that keep investors stuck

⚠️ Land Buyer’s Survival Guide (Free 5-Day Course!)
Avoid the 21 most deadly land-buying blunders

👉 10X Your Income from Land Investing
Learn how to start and supercharge your land investing business

...

281: What actually works in land investing when the market slows down?

(Show Notes: REtipster.com/281)

In this episode, I sit down with two of my good friends: Drew Haney of Rooster Capital and Mike Baucom, my business partner at Stride CRM. We had no formal agenda, but the conversation quickly turned into a candid look at the current land market, the strategies that still work, and what separates the land investors who survive from those who quit.

Drew shares insights from analyzing approximately 850 funded land deals. One of the biggest conclusions was surprisingly simple: boring, smaller land flips often produce the strongest returns. While the industry constantly promotes new real estate strategies—subdivides, entitlements, distressed property, and other value-add plays—some of the most successful land investors continue using the same basic systems they have refined for years

We also discuss why the land market no longer feels like the COVID-era boom, whether another real estate crash could be coming, and why transaction volume may matter more than rising land prices.

Mike, Drew, and I also get honest about entrepreneur mindset, inconsistent cash flow, failed marketing campaigns, diversification, shiny object syndrome, loneliness, AI, and the importance of building real relationships with other business owners.

This conversation is about more than land flipping. It is about staying in the game, improving your systems, and learning to appreciate the difficult seasons of entrepreneurship.

📊 Manage Land Deals Like a Pro with Stride CRM
Built for Land Investors! Organize leads, track deals, and close faster

🔎 Land Portal: The Data Edge Every Land Investor Needs
Get the Data You Need to Find Deals & Make Smarter Land Buys

🙋🏻‍♂️ Get the REtipster Newsletter (It's FREE)!
Stay updated with top real estate investing insights and strategies

🚀 Land Investor’s Action Plan (Free 5-Day Course!)
Solve the 5 mistakes that keep investors stuck

⚠️ Land Buyer’s Survival Guide (Free 5-Day Course!)
Avoid the 21 most deadly land-buying blunders

👉 10X Your Income from Land Investing
Learn how to start and supercharge your land investing business

...