Clint Turner
@ClintT_land
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Work: Land Development in Texas 🤠 Fun: Golf / Poker / Airplanes ⛳️ Family: Husband & Girl Dad 👶🏼
Joined July 2020
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I am starting a DM group chat for land investors and developers.
If you have a vested interest in buying, developing, and / or selling land…
Drop a reply and I’ll include you in the group chat
Let’s see how many tweeters are venturing into the land world
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The rural land business is simple
Thesis:
Buy close to .50 on the dollar
Sell for .95 on the dollar
..
My first deal I sold for $4,000
The following 5 years I did 500+ deals of that size.
-
This year I’ve closed 6 deals.
Sales prices
$2,300,000
$1,900,000
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@mhprvpmvp
GD that’s beautiful. Look at that water tower. Look at that Park City Baptist steeple. Look at that PRIME CRE for lease. Only a stones throw from hillstone and R&D. Living the good life aren’t you Baker! Welcome home!
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I keep ~$500,000 in cash
Almost everything else….
I buy LAND NOTES with.
That portfolio’s IRR is 23% stabilized over the last 5 years.
Through COVID.
As inflation sky rockets.
I get paid, every month, the same way you pay your mortgage.
Quietly.
And on time.
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Chris Powers just deleting his account with 110k followers…
Makes no sense.
Doesn’t add up.
Could have just turned it into highlights from The Fort Pod.
It’s obviously one of his largest media assets for his billion dollar firm.
Did Jesus call him? Was he hacked?
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Where do you keep your cash?
Currently have more than normal and getting 0.4% at BofA on liquidity 🤦♂️
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This has the potential to be my best deal ever.
6 acres of industrially zoned land south of Downtown Dallas
29 heirs
6 months
And many, many family trees later…
It’s closed!
We acquired this just under ~$1/sqft
In the pic below, Red is Amazon, Blue is Best Buy,
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You can easily make $1,000,000/yr and net $600,000 after tax doing 5 great land deals a year.
That’s the tweet
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Time to get rid of CoStar / LoopNet Land dot com
Garbage leads. Garbage company.
Anybody else made the leap?
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Your Tesla will be worthless soon.
🏎️🏎️🏎️🏎️
Why I’m selling our Model Y.
(and you probably should too)
5 weeks ago, the car freaked out.
Said the only place you could drive is the service center.
Took it in. Battery dead.
Tesla has an 8 year warranty, phew!
A short
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Interesting deal I’m looking at
Buy 200 acres @ 10k/ac
Pretty much market price.
Add 2k/ac of improvements
Sell 5-10 acre tracts at an average of 15k/ac
Ballpark, 25% return with $2.5M risk.
Meh, not great not bad.
…
But if the seller will finance at 0% w/ 10%
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@BowTiedBar
Post in your local house flipper Facebook groups.
Tell the story, and ask for a Private Investigator that gets results.
I did this, and it cost me $2000.
The guy didn’t share a lot of details.
From his bill, I gather he staked the property out and figured out the
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The ability to cold call a receptive “mom and pop” land owner vs any other commercial asset is insane.
Team cold calls owner (gets him on 2nd try).
I meet with owner on the dirt.
Now he’s pitching ME on a land partnership to bring his 300 highly developable acres to market.
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@austinenergy
You ARE NOT prioritizing customers with power off the longest. 78727 Old Millwood area has been without power since Sunday evening. Friends across town have had SIGNIFICANTLY shorter outages and are now back on. Going on 5 fucking days. GIVE US A REAL UPDATE!!!
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@TheRealKBarrett
Major dealership software was ransomwsred this week, could have added in to the problem
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Our baby burrito came 4 weeks early
48 hours of labor, 1x emergency C section, and 5 days in the hospital later…
We made it home!
5lbs soaking wet
Everything seems so silly in comparison
Loving life. Taking a few weeks off for the first time in years.
Just in time
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@mhprvpmvp
Don’t understand why we can’t normalize taking home .5-1M/yr while working <20 hours per week. This should be the goal. Get there and then exit the system
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@twrobinette
Our model X and model Y both have had their batteries fail in the first 3 years or service. One of them failed while we were 12 hours away from home… can’t wait to get rid of them!
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@meetmikehiggins
Met a guy who had this happen once… he bought the neighboors mortgage (she was behind) and foreclosed on her
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4 steps to making 7 figures with messy land deals:
1. Pull tax delinquent / tax foreclosure land list
2. Find land parcels with fractured ownership, undivided interests, or dead people on the deed
3. Hunt down owners and buy all interests for .10-.50 on the dollar
4. Get
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Looking for land deals in Texas 👀
Messier the better.
Have cash and good at solving land problems.
What do you have?
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@TeamHerrold
My grandfather is 84, lives in a 55+ in Highland park village and has 2 (current) girlfriends. Dallas baby!
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🤠New Follower Post🤠
3 things you may care about
1. I buy, sell, trade, finance, and develop Land in Texas
We focus on turning Farm and Ranch land in the path of growth into rural homesites.
2. Want to learn what I do?
I have a FREE 14 hour course on YouTube. It’s
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@mhp_guy
In college, I interned at a company that worked with colleges and school districts to reduce their energy bills (one of their biggest line items)
Nothing fancy, they just made sure the lights were turned off and the air conditioners ran less. They did other things, but 90% of
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Need
#retwit
negotiation advice
Property on market 400 days
Listed $4m
I would pay $3M, maybe a smidge more
Talk to broker, drive property, song and dance…
Begin discussing LOI/offer and they *magically* have an offer at $3.5M
Terms are nuts for this deal
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@realEstateTrent
I think there’s so much opportunity for attorneys to go super niche and turn it into a business. I have an attorney who handles all my messy land deals. Very specialized. He’s amazing.
If he could build business process’ and hire the right people, and find 10-20 clients like me
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Seller: $13,500/ac and not a penny less
Me: here’s a contract for $6,000/ac, 15% down, 5% interest 10yr note, walkable
Seller: so I get $19,000/mo for 10 years. This might work
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Have been working on a project to build a workflow / software / AI tool that scans county dockets and land records to find high value lots with nasty title issues.…
And damn it’s working well
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Today I’m doing something silly.
I’m live-streaming myself cold calling land owners until I find a deal where I can make 100k
I’ll be evaluating all deals in real time with screen sharing.
If you want to hang for a bit and watch land investing in live action…
Leave a
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“If YoUr BusInEsS mOdEl wOrKs so wEll… Why do you teach it for everybody to copy?”
I get this question a lot.
Yes, I’m a micro-guru.
We teach people how to buy, sell, entitle and do minor land developments.
I think of myself as a micro-guru because nobody actually knows
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About to go live on YouTube just surfing Zillow for rural subdivide deals.
Come hang if you want 👇🏼 and for the love of God please hit like on this post
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I’ve passed on SO many land deals where seller financing was on the table.
Just bc they weren’t high yielding deals.
@CaseyMericle
taught me about walkable debt…
Now I’m looking at all those deals through a new lens.
There’s a massive untapped market of using mom and pop
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Here’s one of my favorite types of land deals
💩The quick and dirty split 💩
Quick… because I can use a platting exemption to subdivide and bypass P&Z
Dirty… not many improvements. Gates and driveways is about it. I may also roll around in the mud.
This lead came via
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Where my Solar Farm experts at on
#retwit
I’m buying this 200 acre ranch an hour south of San Antonio
My normal course of business is to subdivide and sell ranch lots
And this will be a great project for that
But we have this massive switching station next door, which makes
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1-8. Please, stop posting shit like this and get back to work.
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You owe $85,000 in taxes
Property value $500,000
Property goes to tax sale in 10 days
There are potentially other heirs…
But you’re the only one I can find so far.
A quiet title suit is needed for clean title
..
You are a strung out crack head 🚬
I spend weeks of my
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@MrGirren
Because the family needs to harvest the crops and feed the cows at 4am before school. Obvious
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People don’t understand this. You need to do 100 mediocre deals before you find the “one”
People starting RE in 2020-2023 have set them up for a career of let downs. It’s not as easy as it was during the “up and to the right” market
Guy I know built close to a $100M real estate portfolio from nothing
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If you’re doing a handwritten letter campaign to property owners…
Write 2-3 short letters per prospect and put them in the mail 1-2 days apart each
Do this instead of one long letter that most don’t read
Looks more personal and gets more return calls
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I would like to speak with the person responsible for this
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Have $5M to place
Searching for:
- Raw land buying 10%++ below current MV
- Entitlement plays
- Good road frontage
- >90 min to major metro
Don’t send me “pre entitled deals” we are buy at value pricing
Can fund EMD, DD, Down and monthly on seller carry, all
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Getting my teeth punched in today 😁
2/3 siblings agree and sign to sell large ranch
3rd sibling “knows a realtor”
You know the rest
What is crazy about this one…
I just sold a piece of vacant land in this county for the highest recorded $/ac… EVER. Yes, ever.
Had
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I told a golf friend I will deploy $3-5M this year at a 15% annual return VERY easily
“Close to passive”
More than likely, it’ll be 30-40% yield
All through land plays
He didn’t believe that was possible
So I’m curious
Does this seem realistic / unrealistic to you?
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5 months ago…
Offered a land owner top of market for a large parcel.
1031 money gave us some price and timeline motivation.
Off market.
Was battling a “list with a realtor” alternative from the super smart brother owner.
Average DOM for this area and this size /price
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I think I’m about to go through the…
“Buy a tractor and do my own dirt work”
…phase of my land investing journey.
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To New Followers:
All my stuff is free on YouTube, Facebook group, and more recently X.
14 hours of course content on YouTube
Hundreds of live streams in our Facebook group on topics like this
Enough to be seriously dangerous…
For free!
Have fun :-)
ps go follow
Marketing in Land Flipping pushes MAIL heavily
.......this doesn't always make sense for your budget & leads to wasted operations budget
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Have had a burning desire to turn 100% of my land investing focus to entitling new dev 55+ communities.
Also assisted living.
Anybody on
#reTwit
heavy in this space?
Texas specifically is great but will chat with anybody.
Need to network with some heavy operators.
$250
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Today
Scouting 40 acre tract for acreage homesites 40 min from DFW
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Also, HAVE to clarify…
Tesla is my wife’s.
I use as much gas as possible 🤠
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$2-5M net worth…
Who hurt you?
I talk to so many entrepreneurs who hit that number and then go into heavy defense mode.
Don’t want to start new business.
Don’t want to do new deals
Only want to invest in passive syndicates
“Retire early”
Is it a phase?
Do they
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2 lot split in Decatur TX
On market for 10 days
Acquired full parcel for $340,000
Parcel 1 UC with 2 backups for $250,000
The question is…
Do I sell lot 2…
Or keep for myself!
Lot 2 (w/pond) worth $350,000
Buy 340k
Sell 600k
Timeline 90 days
Or do I add to my
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Important example:
$1,000,000 invested
~$230,000 / yr in cash flow.
65/35 interest vs principal return
Very powerful
Most solo-preneur’s with $1-2M in the bank could create a solid backstop
But are tricked to thinking 7% is normal
I keep ~$500,000 in cash
Almost everything else….
I buy LAND NOTES with.
That portfolio’s IRR is 23% stabilized over the last 5 years.
Through COVID.
As inflation sky rockets.
I get paid, every month, the same way you pay your mortgage.
Quietly.
And on time.
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@alexforbes__
Land notes.
Can buy them at 12-25% yield on the open market. 1st position liens on US dirt, often at .50 LTV or better
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UPDATE:
Hired a private investigator.
#1
decided he was done helping with his “knucklehead” brothers.
Deeded us his share of the property and said “good luck”
Didn’t even want the money!
Just wanted to be done.
PI staked the property last night. Lots of coming and
UPDATE:
1 of 3 signed.
The two druggies “wanted their ‘counsel’ to review the documents”
Even though they are drug addicts with no email or phone number.
Sending the 1 who signed yesterday back today to help pull it all together.
Again, that poor, poor notary!
Can you
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2024 Texas Ag Land Market Update
Spoiler: hard to do deals
🧵
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It should be illegal for Realtors to represent land owners without:
1. Some form of industry accepted contuining education
2. Working under a broker/sponsor with real transaction history in land
The amount of fiduciary negligence I see from uneducated seller reps is
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I never understood why people choose to go into the office if not required
Then I had a child
Now I understand
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@TripleNetInvest
Makes sense, right?
Deposits in vs cash out. Always a cycle
When deposits go back into assets/business/markets, they start to rebound.
Hard part is why everything is still so damn expensive 😂
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Seller: OK, let’s do it for $1.05M
Send contract
Seller Ghosts
Sellers agent (this was unlisted DTS) calls back
Agent: “here’s the contract for $1.1M and you will pay my 3% fee”
Makes we want to walk away out of spite 🤦♂️
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Friend of mine 9yrs into a 10 year lease on 100k sqft industrial building.
$4/sqft
Just got his 10 year renewal
$12/sqft
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This week:
• LOI accepted for an RV/Boat facility at an in place 9.5 cap - 4 yr lease option and seller finance at 5%. Also has major upside. Fingers crossed
• (pic) 185 acres under contract in TX golden triangle for $5200/ac - sell price 9-12k/ac. 2500 feet of road
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@shawngorham
Sonicare DiamondClean 9300. Top of the line toothbrush. Normally 300 on sale 150. I know I know, I’m crazy
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Frisco TX Finest Golf
Hole 9 at stonebriar this eve
Who wants to join me and talk land?
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I’m hosting a conference with 75 people coming in town Saturday.
All land investors
The only problem…
I can’t stop thinking about / working on this one amazing deal in my pipeline.
Really messy title deal, but we got buy in from a 50% heir today.
That will allow us to
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Always crazy how a listing has been on market 4 months and just today…
They got an offer and have 2 verbals, both going out tomorrow morning to walk the property.
I will be there bright and early tomorrow to see if that’s the case!
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Buying DFW infill lots
4+ acres
Sub $3/ft
Ideally light industrial but will consider rezoning and look at all tracts
Some will say…
“Can’t be done”
To which I respond…
“Already doing it”
Bring em
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@BrighamHughes
@ZionHealthShare
paid over 100k in medical bills for us when our baby had complications. They even sent flowers! Highly recommend
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A lot of distress in land deals come from fractioned ownership.
As a result, I’ve had to hunt some crazy people down in some crazy places.
Some notables:
1. Had to find a lady who hadn’t had a phone for 14 years. Located living off grid in a cult esk compound
2. Identical
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How much money do you need to have until you’re…
“Buy 40 acres on the edge of town and redo an old farmhouse from the studs while mom stays home and raises the kids”
…rich?
Entry point about $3M where I live.
Ty in advance
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Looking to build distribution centers or logistics hubs between San Antonio and Mexico?
Have a parcel with great infrastructure at an amazing price point
Right off I-35
DM me // finders fees for good intros
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DFW Roofers
Looking for a roofing SUBcontractor
Need a new roof on my personal residence
Got quotes from big guys but I know there’s 10k+ of margin built in
Would love to pay a referral fee and go right to the source
Habla Español
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The marketing arbitrage in vacant land blows my mind.
We’re consistently finding deals with $250,000-$1,500,000+ spread…
For $10,000-30,000 in marketing spend.
Bananas.
Very little capex / asset value to bring to market.
Gonna ride this wave while it lasts!
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Buying 75% of a property today…
For $1500
On the doorstep
All cash
That poor mobile notary has no clue what they’re walking into 😂
We know who owns the last 25% but they are a minor and need an Ad Litem attorney.
More of a CYA so I don’t end up on the news.
Another
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UPDATE: My daughter may have just smiled at me for the first time
Jury is still out (7wks old, 1st)
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Yesterday I had a Twitter argument with someone who lists their AUM in their bio.
I need to be better. New day
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@douglascashflow
Yes, we seller finance to end buyers as much as possible.
Madison note management is great for servicing
YourLandLoans is great for self servicing
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How I try and work with my RE Attorneys.
This mostly applies to repetitive legal needs
1. Ask them for a blank copy of the paperwork they need to prepare
Ex. Affidavits, Deeds, Complaints etc…
2. Learn the document requirements and prepare the first version to be
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“Gee wiz, I don’t know why my listing isn’t getting any action!”
- photo is 42 pixels
- listed under FSBO
- wrong location
- property is 10 acres but listed as 217,000 acres
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I’ve been investing in land for 8 years
Here’s 8 lessons I’ve learned that will make you richer than you could ever imagine
🧵
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I will not fight with losers on X
I will not fight with losers on X
I will not fight with losers on X
Feeling strong enough to just block and move on today 🫡
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Every time I start a development project within city limits…
I’m immediately reminded why I love to develop farm and ranch in the county limits instead
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I met
@Scouting4Land
about 20 months ago.
He was a full time engineer
Now he’s a full time dad who is SLINGING dirt
Fun to watch the ride.
Keep it up dude!
Contractors are out working today on a nice rural 8 lot split I'm bringing to market in Alabama. 5-7 acre tracts will have about 1/2 of the land completely cleared with gravel driveway access. Power and water available.
All lots larger than 5 acres, so no approvals needed.
All
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After $100 in fees and 2 failed international wires…
I just sent a property owner (in the UK) their payment in $BTC
Instant and free
AMA
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Why are so many paper lot deals just sitting on market?
I couldn’t fathom that…
Taking a project that deep and not having multiple end buyers salivating over the finished product.
Do “investors” really entitle large tracts and just sit on their hands waiting for buyers to
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@taylorawelch
I sat down with my exec team yesterday to go deep on your post and read through FTC rules and regs.
Making some changes and adding more compliance checkpoints in the sales process
Thanks for sharing and being so open about an ugly situation 🫡
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@shawngorham
Don’t tell everyone 😬
JK
I have an affiliate relationship with one of the largest mail houses for land
Have about 500 accounts under us.
I can see mail volume purchases every month.
Down about 80-90% from Covid highs
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@gvh41
I respect that decision and thank you for letting me know. For myself, what could I have done to earn your business if you don’t mind me asking? Years in service doesn’t mean better product, often the opposite.
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How I’ve built a $2M CRE portfolio… through social media
1. Make money doing something else
2. Find great operators who are tired of syndicating and want to own great assets till death
3. Invest in deals on a JV basis, 2-5 partners maximum
4. Major stipulation: lead
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@KrissBergTweets
@gas_biz
Regular, mid grade, premium (all 10% corn juice)
Diesel
Premium with no corn juice, can’t find that everywhere and should get it anytime you can!
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@DallasAptGP
You forgot to mention… the water! Texas has invested heavily in water infrastructure to support the urban sprawl. Phoniex, Denver, Salt Lake City (among many others) are all developing much slower bc the lack of water infrastructure
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