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Buy Land in Texas -- Clint Turner #5885 · Financial Survival Network

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  I'm not a big like invest in real estate with no money kind of guy.
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  Just unless you got a lot of time or a lot of heart with
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  some people, do is great. I want, like, I want somebody
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  to have ten or twenty thousand dollars to start so that they can you know,
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  a target three to five different areas, because when you're just starting you
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  don't know right. You gotta choose a few areas and hope and a prayer
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  type deal. Set up two marketing systems For me, I would go with
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  mail and text messaging. You are listening to Carrie Let's Financial Survival Network,
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  where you get valuable information you just can't find anywhere else to thrive in today's
• 0:39
  trying times. You need the Financial Survival Network now more than ever. Go
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  to Financial Survival Network dot com and get your free newsletter and gift. Financial
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  Survival Network now more than ever, and welcome. You aren't watching listening to
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  the Financial Survival Network. I'm your host, Carry Lutz. Where at the
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  last week in August, amazing party is almost over for the summer, But
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  if you're looking to get back into things, got a really impressive guest here,
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  Clint Turner, and Clint you started out in twenty seventeen investing in land
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  and it's just mushroom from there. Hey, what were you doing before you
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  got into investing land? By the way, you find a Clint's site,
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  learned dot land and if you got a question for Clint or myself, kl
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  at Kerry Lutz dot com. So, Clint, before you got into land
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  investing, what were you doing? I was trying to graduate college. That
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  was what I was good. Oh you're n yeah, yeah, yeah,
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  I'm one of those that sounded a little earlier. So I was coming out
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  of college and I had started a sales job and tech sales, and very
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  quickly realized that was not going to be a long term path for me.
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  So I had a bunch of sidehouse I was putting at ms and bars,
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  trying to flip houses with a buddy, and I stumbled into land and it
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  made me the most money and it was simple for my simple brain, and
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  so I've just stuck with it. So so all right, So land investing,
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  you're primarily confined to Texas, and if I understand your reasons correctly,
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  because you can basically sidestep the zoning process or the rezoning process if you're dealing
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  with ten acres or more? Do I have that right? Yes, a
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  couple of caveats. Texas likes to throw in extra territorial jurisdictions or etjs,
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  where some areas they'll try and cast. But for the most part, in
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  Texas, if you can buy twenty or more acres and you're outside of a
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  city limit, so you just turn the city limit filter on and whatever software
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  you're outside of city limits, you can buy pass platting. You're it's called
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  an exemption from platting, and it allows you to take that property. And
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  as long as the you know, daughter tracks, if you think of them
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  that way, father daughter are over ten acres, then you bypass the process
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  so you can go in. And it makes underwriting and looking at deals a
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  lot easier because there is a lot less yeahs, oh my god, Blake.
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  So you can basically have that thing flipped and ready for construction in a
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  matter of weeks or days even, right. Yeah, And the construction we
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  do is sometimes none, but if we do, it's just it's very simple
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  horizontal. We'll do driveways. The electric company extends the electric, the water
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  company extends the water, so Infazona and yeah, very very very basic infrastructure.
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  And I'll tell you this, you can sell dirt with no infrastruction too.
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  I've just found in these markets, if you can make you know,
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  your property sell quicker. So yeah, all right, so I like it.
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  It sounds good. And how much can you make on a property like
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  that? Well? Yeah, so, I mean our last few deals understanding
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  of sake in seven or eight years to get to this point, our properties
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  are we're buying them between five hundred thousand and one and a half million and
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  then basically flipping them for dumble that right, that's kind of the simple way
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  to think about it. But I started out by fifteen hundred dollars parcels,
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  eight hundred dollars parcels, two hundred dollars or two thousandsar parcels and selling them
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  for double that. Right, So there's been a there's been a step being
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  stone there. But you know, how hard is it to find deals?
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  Now? All right? That's hard? You're looking right, Uh, they're
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  they're out there. One of the challenging things in our arena is that,
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  like if you're looking for an apartment building, a rental property, a cell
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  storage facility, there's almost always debt that motivates the owner to make a decision
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  right whether the cash show the proper for you or they've just got so much
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  equity in it whatever. In land world, not many large ranches have debt
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  against them. They're almost all owned in cash generationally passed down, and so
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  a motivation factor is more of situational than like economic. Right, So there
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  was land in Texas has generally gone about forty percent over the last three years
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  just in a dollar per acre spaces. Everybody wants to sell right now.
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  So it makes fighting deals a little bit challenging. But again in my business,
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  two good deals a year is gonna you know, that's gonna make a
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  very very good year for us. So it's just about staying consistent and then
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  okay, and now you coach people and you help them do this. If
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  I want to start buying, lay on, how much money do I need
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  to get into this game? Yeah, you probably need about ten to twenty
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  thousand, is what I say to start. I don't use my well for
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  the most part, I people not to use their on money to start right
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  to able to find and put deals together and just work with capital partners like
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  my fund. For example, we partner with people fifty fifty on deals,
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  right, and so tend to twenty grand is good to start. So you
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  can start making contacts, set up basic systems, and you know, start
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  putting deals together and then really you know, skies of lemage from there,
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  as much as you want to invest. I invest a lot of my personal
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  cash into land notes just because they yield twenty thirty or forty percent a year.
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  And I don't know another asset class that does that pretty consistently, but
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  the same consistency as you pay your mortgage, we make those kind of returns.
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  And so I do put a good portion of my own cash into our
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  deals too, But I don't teach that out in the game, right,
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  I say, use other people's some money. So what best areas in Texas
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  to look at? The I mean, I know the whole state is one
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  big It's like Florida, It's one big group. Yeah, undergoing tremendous growth.
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  You go thirty million people, second most populous state in the country now
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  and climbing, well, California, the first is declining. Texas Laurida are
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  on the move. Maybe one day Texas will be the most populous state.
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  You never know, So areas of Texas that you like the best. My
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  simple thing is, if I'm looking for a good land deal, it's within
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  two hours of the international airport in the state of Texas. Pretty easy to
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  josh circle there andrew metro areas within. That's not not all not all you
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  know, encompassing, but a lot of those deals sell a lot quicker than
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  versus way out West Texas or wouldn't be tex You wouldn't be an out Abilene
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  or LaRita. Right, No, Well, but I do know people who
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  do. Because people who can't afford land two hours away from the city,
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  they go three, four or five hours, right, different buyer pool,
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  a lot of owner financing, a lot less of the infrastructure type talk that
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  we're having here. But I mean, I got a buddy who all he
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  does is slept dry dry land in West Texas and make selling figures. You're
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  doing it. So there's demand all around the state, but you're going to
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  find the highest leverage for your time and that kind of two hour window,
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  I think. So then that's basically three metropolitan areas. Then with international airports
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  Houston, Dallas, in Austin, right in San Antonio, in San Antonio,
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  right, so that before right, I forgot about San Antonio. Yeah,
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  so of those four, which do you like the best? I have
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  found after doing this for a long time, that you can make more deals
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  happen if you really can understand the local market. Right. So, I'm
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  lucky to live in I lived in Austin for eight years. Now I live
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  back in Dallas. I grew up in Dallas. So being able to step
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  focus. There's a lot of people who flip land or who also help or
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  whatever, and they never see they never meet the owner, they never step
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  on the property. When you can go shake an old man's hand he's out
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  of property for eighty years, it jumps you to the front of the line,
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  right. So I enjoy getting out in the field going to look at,
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  you know, large ranges that we get to buy. I think it's
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  actually one of my favorite parts of the job. Job. I don't know,
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  you know of though, of the life we chose, but yeah,
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  that's kind of what we're looking for. Sorry, I don't remember question.
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  Okay, that's good. Just which area you like the best? But I
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  got it that area like the best is the area that you're closest to because
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  you probably have the most knowledge. But that isn't necessarily a bar to going
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  to additional areas. Yeah, right, So do you buy them outright for
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  cash? Do you get a land contract clows that's closing in ninety days and
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  then flip it before you even take ownership of it as it were? All
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  three of those plus conventional financing will do as well. But you know,
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  I say, we're going to always start. We're gonna try and start with
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  seller financing. We'll do a discount of cash prize. You know, we'll
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  kind of put those two offers out and if can't close and the deal still
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  makes sense to come up, and we're gonna look more towards hard money.
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  I mean, there's a few companies out there, ares included that like our
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  whole like half my deals I do with my clients and with my students I
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  do with my network follow me right, just becauess the margins are so high
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  and so you know with that where it's it's tough to say, right,
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  but well we like them all all right. So someone getting into this,
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  what are the three most important things they need to do before they get serious
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  about it? Yeah? So, I mean, first I'd say I'm not
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  a big like invest in real estate with no money kind of guy. Just
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  unless you got a lot of time or a lot of heart, which some
• 10:45
  people do is great. I want, like, I want somebody to have
• 10:48
  ten or twenty thousand dollars to start so that they can, you know,
• 10:50
  a target three to five different areas, because when you're just starting you don't
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  know, right, you gotta choose a few areas and hope and a prayer
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  type deal. Set up two marketing systems. For me, I would go
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  with mail and text messaging. But I'm not a lawyer, so you figure
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  out that setback yourself. I'm a retro thirdeen but yeah, yeah, that's
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  that's like everybody that gets in less I feel like. But and then the
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  third I would say is you need to be making like fifty off or some
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  months minimum. Right, you can just do those three steps. I've never
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  seen that not work to where you at least get a deal and get the
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  game going right. Okay, all right, well it seems fascinating, So
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  just tell us how we connect with you on the web, how we get
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  together with you. Yeah. Sure, if you want to talk to us
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  someone on our team about investing in land, you can just go to learn
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  dot Land there is no dot com. Okay, I can't can't get after
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  us to the domain they you know, they just spot by us or whatever.
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  But so it's learned dot land dot com. It's pretty much just a
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  questionnaire on that page. So if you want to chat with someone on our
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  team, you can do that. You follow me on Instagram on YouTube.
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  I respond all the comments and I answer them as my DM so feel free
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  to connect the right All right, Well, if you have a question for
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  Clint myself, shoot me at email k l at krylts dot com. The
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  link to clint site is in the show notes to this interview on Financial Survival
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  Network dot com. Make sure you go there sign up for your free newsletter.
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  Clint, we'll talk to you again. I want to get more in
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  depth into how you evaluate deals, how you figure out you're going to make
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  money at them. But forgetting the taste of it today, I think was
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  pretty good. Appreciate you coming on and we'll talk to you soon. Thanks,
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  Terry, appreciate it. Thanks for listening to carry Lets's Financial Survival Network
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  your solution to today's trying times. For the latest, go to Financial Survival
• 12:46
  Network dot com. Financial Survival Network Now more than ever