Clay Hepler

Want to make an extra $249,342 this year? I’d bet my shirt you can do it with land investing. But before you get started, here’s a MEGA THREAD to make sure you don’t lose MONEY on your next land flip: 👇👇👇

"You're doing too much." That's not always criticism. Sometimes it's your wife protecting the marriage. The best operators I know have spouses who pull them back when they're trending the wrong way. Listen to that feedback. It's not a weakness. It's a signal.

He or she who solves the biggest problem gets the biggest paycheck. Right now one of the largest problems that is facing America is affordable housing. Investors in house slippers according to this article are solving it, but, Land Investor can contribute to this in an even greater way. Acquire an off market piece of land increase the density of what can be put there and be paid six, seven, or eight figures doing this. It’s simple, but it’s not easy. You need the right playbook and the right team to execute this at every level. but I think it is the single greatest opportunity in real estate investing in the 2020s.

One member in our community asked me if I thought sellers were getting “fatigued” by Land Investors. People aren't tired of land investors reaching out. People are tired of everything. They're overstimulated by social media. Fed the 24-hour news cycle. Overwhelmed in general. So when a seller says "I've been contacted before"— Say: "I know. But you're still talking to me. Why?" Take back control.

I spent 10 hours on Thursday last building workflows. Not closing deals. Not making calls. Not "hustling." Building the systems that remove me as the bottleneck. That morning I woke up and thought, "This is it." The business doesn't scale until the founder steps out of the way.

If you want to join a Free Community where we talk about land deals every day, join us below: landman.io/join-the-landm…

How to create alpha in land deals when the market is "too competitive": Buy at market value. Subdivide. Sell the pieces for 2–3x. You're not buying below market. You're creating value that didn't exist before. The margin is in the operation, not the discount. No other asset has this type of opportunity.

Day 19 of my 100 Days to $500K Land Investing Challenge. Closed total is unchanged. The pipeline is not. Running total: $37,242 / $500,000 Here's where things stand: → $100K+ deal closing next week → We just went under contract on two parcels of a five-parcel subdivision. As you can see from the deal structure, this gets all of our basis out on the first two parcels — and we're projecting $50,000 to $60,000 of additional profit realized over the next 30 to 65 days. → Acquisitions Manager onboarding begins next week → Today: 4 callers, 10 gross leads, 3,500 outbound messages Projecting $150,000 on the board within the next seven days — inside a 100-day, $500K challenge. Your scoreboard shows what's closed. Your pipeline shows what the business is actually worth. Follow the challenge for daily updates → [Link in bio]

I've probably spent more money marketing in Washington state than any other land investor. Total deals closed there in 12 months: barely broke even. Meanwhile, a guy in our community closes deals in Washington consistently. Same market. Different skills. Different relationships. The market isn't the variable. You are.

Most of the best deals never hit Zillow. They’re sold before the public sees them. Now platforms want everything centralized → more competition → thinner margins. If you rely on public listings, you’re already late. Real opportunities are getting more private.

If I were starting my business over with a full-time W2: I'd treat it as the best thing that ever happened to me. WHY? Because it forces you to systematize early. You can't do everything. So you're forced to build systems, hire, and delegate from day one. That constraint becomes your superpower.

Day 18 of my 100 Days to $500K Land Investing Challenge. No new closed deals today — but we have a deal closing next week at approximately $90K profit. That will push us past $100,000 in total profit within our first month. Running total: $37,242 / $500,000 Today's focus was on infrastructure — specifically, hiring an Acquisition Manager. Here's what I've learned: compensation structure depends heavily on your revenue tier. What works at $100K/month looks different at $300K/month. At the volume we're currently doing, we can afford to pay more — and frankly, underpaying the wrong person costs more in turnover than overpaying the right one. → 4 callers active. → 3,500 outbound messages sent. → Offers going out daily. → Short-term friction from onboarding is real. We're managing it deliberately. I want to hear from operators building at scale — how do you structure pay for your acquisition managers? Drop it in the comments. I'll reply to everyone.

A friend called me Friday. Frantic. He had a deal worth $450K in net profit. The seller backed out on the day of closing. He had specific performance in the contract. But no earnest money. $1 of earnest money would have made that contract enforceable. $450,000 gone because of $1. Always put earnest money down. Always.

3 skills determine 90% of your success in land investing: - How good you are at sales - How good you are at underwriting - How good you are at removing yourself as the bottleneck That's it. Master those 3 and the money follows.

Day 17 of the $500K land challenge: Total: $37,242 Washington deal closed → $24K+ profit Sat 154 days in inventory Sold quickly once listed with a broker Ops today: 8+ gross leads 3,500 outbound messages If you want to follow the journey and see how these deals come together, join the Free Skool community.

Day 16 of the $500K land challenge: +$13,500 profit today South Carolina deal closed in 24 days Texas commercial deal still alive — $200K–$250K potential Ops today: 4 callers 3,500 outbound messages 6 new leads If you want to see how the challenge unfolds day-by-day, join the Free Skool community where I’m sharing the journey.

Day 15 of the $500K land challenge: • $0 closed, but $400K projected profit locked this week • March pipeline ~$600K–$750K under contract • First closings start next week • 4 offers sent, 3,500 outbound messages • Partnering with SkillBridge to help transitioning veterans 💡Want to follow the challenge day by day? Join my Free Skool community for real-time updates and behind-the-scenes insights.

Watch me break this down here: youtube.com/watch?v=kRtV4W…

Traditional real estate investing is getting harder, and most investors don’t realize why.

Day 14 of the $500K land challenge: • $310K property under contract → exit $580K–$600K • 5 finished homesites, roads cut, lots staked, septic ready • Finished lots sell faster than raw land — velocity beats margin 2 offers sent, 4 callers, 3,500 messages. 💡Want to follow every deal and see how I’m doing? Join my Free Skool community for free updates and insights.

Day 13 of the $500K land challenge: • $119K subdivide locked → exit $270K–$280K • Road frontage + water access, clean-cut lots • Owner-financing to sell faster • Larger tract offer: buy $310K → sell $600K 2 offers sent, 3,500 messages. Acquisition manager search ongoing — volume set to triple. Follow to see how deals build momentum from day to day.