Land Investing Masterclass
Build and Launch Your Land Investing Business in 90 Days
The Land Investing Masterclass gives you the complete step-by-step training, a 90-day roadmap that tells you what to do in what order, the templates and tools to do it with, and direct access to Seth when the answer depends on your specific situation.
Choose a market, build your operation, contact property owners, evaluate opportunities, make offers, and actively pursue your first land deal.
One payment. Lifetime course access. No monthly course fee, ever.
No hype. No magic button. A complete system and the support to put it into action.
First, the part most course sellers leave out
Land investing is harder than it was several years ago. Data costs money. Marketing costs money. Sellers have more information than they used to. Some campaigns work better than others, and not every accepted offer becomes a profitable deal.
Here is the part that matters. It still works. What does not work is running a 2019 playbook in today’s market, which is exactly what most land courses are still teaching, because they were filmed once and never touched again.
I am still buying and selling land myself. When something stops working I find out the same week you would, and this course gets updated. That is really what you are paying for: a strategy built for the market you are walking into, not the one that existed when the videos were recorded.
Seth WilliamsFounder, REtipsterMore Information Is Probably Not What You Need
There is already plenty of free information about land investing and land flipping. The hard part is turning disconnected ideas into a real business that can consistently find sellers, analyze properties, make offers, follow up, close transactions, and sell land.
That is why this version of the Masterclass is built around implementation. You get the training, the order of operations, the working documents, and access to help when the answer depends on your situation.
Who is teaching this
I have been doing this in public since 2012
I bought my first vacant land deal in 2009 and I have been buying and selling land ever since. In 2012 I started writing about it at REtipster, then added a YouTube channel, then a podcast. Most of what I know is published for free, and it has been for over a decade.
That matters for one reason. You can check my work before you spend a dollar. Go read the blog, watch a hundred videos, listen to the podcast, and decide for yourself whether I know what I am talking about. This course is what happens when all of it is put in order.
Everything You Need to Move From Learning to Doing
The program is built around four parts that work together.
Complete Step-by-Step Training
Learn how to choose markets, find motivated sellers, price offers, research properties, negotiate, close transactions, sell land, use seller financing, stay organized, and build a business that can grow.
A Clear 90-Day Launch Plan
Follow a defined order of operations so you know what to work on first, what can wait, and what milestones should be completed during each stage.
The CRM Land Investors Are Measured Against
Every other tool asks you to bend a generic sales CRM into a land business. Stride was built for this one, and Masterclass students get it at a rate the public cannot.
Support When You Get Stuck
Email Seth with real questions, join the monthly Mindshare Meetup, and keep the 120-Day Course Correction in your back pocket: a second set of eyes from Seth, there if you ever want it.
What Your First 90 Days Can Look Like
You have lifetime access to the course. The recommended path is to build and launch the business in your first 90 days, then keep pushing through day 120.
Build the Foundation
Clarify your goals, choose your approach, set up the basic business infrastructure, learn how the model works, select your initial market, and get your systems in place.
- Define your business strategy
- Set up phone, email, banking, address, and website basics
- Select one or two target markets
- Set up your lead and property pipeline
- Create your initial operating plan
Build and Launch Your Outreach
Pull property data, filter lists, prepare your message, choose your outreach channels, and begin contacting qualified property owners.
- Build your first targeted lists
- Review market activity and property values
- Prepare postcards, letters, calls, texts, or other outreach
- Launch your first campaign
- Start tracking every response
Talk to Sellers and Make Offers
Respond to leads, research promising properties, calculate offer ranges, follow up consistently, negotiate, and make informed offers.
- Respond to seller leads
- Research properties without wasting time
- Make written offers
- Follow up with undecided sellers
- Track campaign numbers and improve weak points
Follow Up Until the Deals Land
Most land deals do not come from the first contact. Sellers think it over, talk it through with family, and come back weeks later. This is the stretch where consistent follow-up turns your earlier outreach into real conversations.
- Work your follow-up list
- Read your campaign numbers and double down on what is working
- Sharpen your list criteria and your message
- Evaluate the opportunities that come back
- Bring in a second set of eyes if you want them
This can include direct mail, phone, text, email, or another lawful outreach method taught in the program. The right mix depends on your budget, market, and strategy.
The timeline is an implementation target, not a promise that you will close a deal or earn a certain amount of money.
Built From Real Experience, Used by Real Land Investors
Students have used this training to start businesses, find deals, improve their systems, and avoid expensive mistakes. These are personal examples of the land flipping business at work, not guaranteed outcomes.
“In just six months, I have done 8 deals and made $180,000 in profit.”
I have three other parcels under contract, with buyers interested in all three and waiting to close. These deals look like another $80,000 to $100,000 profit on all three combined.
The four person staff at my title company are amazed when they see how much I am making on each deal.
Once you learn the concepts and methods, they are flexible enough to adapt to fit one's own needs or approach.
Karl JamesHouston, Texas“Within a couple months, I had bought and sold a 4 acre property for a 500% profit.”
After following Seth's blog for a year, I took the plunge and followed his guidance. Within a couple months, I had bought and sold a 4 acre property (from the comfort of my own home) for a 500% profit. THIS IS ADDICTING.
The no hype, no BS approach to teaching all the nitty gritty of land flipping makes learning this business enjoyable and fairly easy. My only regret is that I didn't take action sooner!
Harry AsnienNew Orleans, Louisiana“Now we have a business that is generating $3,000 per month on average.”
We have learned so much from Seth. With very little money to start with, we sent out our first direct mail campaign which resulted in two deals. We sold one property almost immediately for a $7,600 profit.
I would definitely recommend that anyone who is looking into land investing, GETS HELP. Seth's course is very detailed and shows you how to do everything from start to finish.
Victor NoriegaRound Rock, TexasTestimonials reflect individual experiences. Results vary and depend on factors such as effort, budget, market selection, pricing, follow-up, skill, and market conditions.
A Complete Playbook for the Land Investing Business
The Masterclass covers the complete land flipping process, from setting up the business to finding sellers, closing deals, selling properties, using seller financing, managing taxes, and building for long-term growth.
Create your game plan and set up the basic infrastructure your land business needs.
- Creating Your Game Plan
- Naming Your Land Business
- Setting Up Your Phone System
- Setting Up Your Business Mailing Address
- Opening Your Business Bank Account
- Creating Your Buying Website
Choose markets, find useful data, build lists, and reach property owners with several types of outreach.
- How to Choose Markets
- Understanding the Motivated Seller
- Using Real Estate Data Services
- Using Delinquent Tax Lists
- Neutral Postcards
- Blind Offers
- Range Letters
Handle seller responses, gather the right information, and decide which opportunities deserve more attention.
- What to Say When a Seller Calls
- Vacant Land Phone Call Checklist
- How Much to Offer
- When to Offer More or Less
- Sending Purchase Agreements
- The Three Things Needed to Make an Offer
Send clear offers, handle objections, negotiate, and follow up without taking angry responses personally.
- Writing Offers That Get Accepted
- Sending Low Offers Without the Guilt
- Handling Angry Sellers
- Explaining a Low Offer
- What to Do When Nobody Accepts
- Negotiation and Follow-Up
Research land efficiently, understand its value, and identify problems before committing your money.
- What to Do After an Offer Is Accepted
- Researching Vacant Land
- Finding Market Value
- Reviewing Size, Shape, Location, and Dimensions
- Finding Local Property Photographers
- Recognizing Important Red Flags
Understand closing options, documentation, title insurance, professional closing agents, and remote transactions.
- Anatomy of a Real Estate Transaction
- Closing Remotely or In Person
- Title Insurance
- Working With a Title Company or Attorney
- Closing Costs
- Handling Ownership and Estate Issues
Create better listings, price the property, promote it, work with agents, and respond when a property is not selling.
- Writing Listings That Sell
- Getting Property Photos
- Helping Buyers Find the Property
- Pricing Mistakes
- Neighbor Letters
- Creative Selling Strategies
- Working With Land-Specialized Agents
Learn how seller financing works, how it can change returns, and what documents and servicing steps may be required.
- Why Seller Financing Can Make Sense
- Evaluating Profitability
- Mortgages, Deeds of Trust, and Land Contracts
- Closing a Seller-Financed Deal
- Loan Servicing
- Defaults
- Government Regulations
Transfer the property, collect funds safely, issue disclosures, organize documents, and complete the sale.
- From Offer to Closing
- Closing Documentation
- Buyer Disclosures
- Title Vesting
- Getting Documents Signed
- Transferring Funds Securely
- Using a Title Company or Attorney
Organize the operation, use software properly, outsource work, build a team, protect your time, and pursue larger opportunities.
- Inside Stride CRM
- Bigger Land Deals
- Key Team Positions
- Outsourcing
- Paperless Filing
- Eliminating Distractions
- Running the Business With a Full-Time Job
Understand common tax topics and learn which questions should be discussed with qualified tax professionals.
- Finding the Right Accountant
- Owner-Financed Land and Taxes
- Self-Directed Retirement Accounts
- Land Donations
- 1031 Exchanges
Educational content only. Consult qualified legal, tax, and financial professionals about your situation.
Think beyond the first deal and build a business that can improve, adapt, and support your long-term goals.
- Why Land Investors Fail
- Competition in the Land Business
- Evaluating Coaches
- Defining Your End Game
- Building a Sustainable Operation
Your land business operating system
Run the Business in Stride, Not in a Pile of Spreadsheets
A land business turns into a mess of seller leads, property details, follow-up dates, contracts, calls, emails, tasks, and campaigns faster than most people expect. Stride gives all of it one home.
- $100 covers your first three monthsAt the public price of $297 per month, that same quarter costs $891. You pay $100.
- Then $247 per month instead of $297Stride's public price is $297. Masterclass students pay $247, which is $600 a year less.
- That $247 rate never goes up on youIt is not an introductory rate that resets. Stay a customer and you keep it.
- Built for land investors, not adapted for themLead and property pipelines, offer tracking, and follow-up designed around how land deals actually work.
Against the public price of $297 per month, that is $791 saved on the first quarter and $600 a year after that. Stride is optional, your account is created automatically, and our team gets on an onboarding call to help you import your business and learn the system.
The Stride offer is presented after you enroll. It is a separate, optional subscription. Canceling Stride never affects your lifetime access to the Masterclass.
When the Generic Answer Is Not Enough
Some questions cannot be answered by another video. Your market, campaign, budget, leads, and goals may need a closer look.
Join the Monthly Mindshare Meetup
Bring your questions to a live one-hour group call with Seth and other students. Learn from the questions, ideas, and problems other land investors bring to the conversation.
Calls are normally held during the final week of the month at approximately 1:00 p.m. Eastern. Details are sent by email, and recordings go into the member library.
Email Seth When You Get Stuck
Send a clear question with the necessary background and receive a direct response, usually within one to two business days.
Email support is for reasonable course and implementation questions. It is not legal, tax, financial, or unlimited done-for-you consulting.
The Private REtipster Forum
Members get access to the private forum, where land investors work through the same markets, deals, and problems you are, and where the answers stay searchable long after the conversation ends.
Included with your enrollment for as long as you have access to the course.
Seth WilliamsFounder, REtipsterThe 120-Day Course Correction
If the plan is not working, you get me on the phone
Work the 90-day plan. If you have followed the roadmap and still do not have a property under contract by day 120, email me and I will get on a private one-hour call with you.
We will go through your market, your list, your numbers, and your outreach, and I will tell you what I would change. Not a canned answer. Your actual business.
This is not a refund, and it is not a promise that you will close a deal. It is a promise that you will not be left guessing. Most courses hand you the videos and disappear. This one does not.
Do Not Start With a Blank Page
The Masterclass includes scripts, calculators, spreadsheets, letters, contracts, checklists, closing resources, and other working documents you can adapt to your business.
Market Meter Spreadsheet
Compare markets using a repeatable framework instead of relying on instinct alone.
Postcard Templates
Start with tested postcard layouts and adjust the message to fit your campaign.
Blind Offer Templates
Use editable offer materials rather than creating every document from scratch.
Offer Letters and Purchase Contract
Start with practical offer and agreement templates that can be reviewed and adapted for your situation.
Parcel Pivot Spreadsheet
Organize and review important property information in a consistent format.
Land Closing Package
Understand the documents and steps that may be involved in a land closing.
Plus every one of these, included:
The Pro Asset library has a stated combined value of $5,328.
Nine Bonus Trainings for the Problems That Come Next
Once the basics are in place, these bonus lessons cover additional marketing, pricing, sales, photography, data, and seller financing strategies.
Beyond Direct Mail
Explore other ways to find off-market land opportunities when mail is not your only channel.
Drone Photography for Land
Learn how to work with skilled pilots to get aerial photos and video of a property.
Building a Buyers List
Build a list of engaged buyers so you have demand waiting when a property is ready to sell.
Skip Tracing
Practical methods for tracking down owner contact information when the record is incomplete.
Terms Calculator
Model seller-financed terms and communicate the numbers clearly to a buyer.
Pricing Offers Intensive
See how experienced land investors think through pricing before they send an offer.
Seller Financing Intensive
Learn how active investors structure, sell, and manage seller-financed deals.
DataTree Strategies
Creative ways to use DataTree to find opportunities and research properties.
Advanced List Filtering Ideas
Filtering combinations that surface property owners other investors overlook.
Hear From Nine Other Land Investors
These students describe their experience in their own words. Click any one of them.
Testimonials reflect individual experiences. Results vary and depend on factors such as effort, budget, market selection, pricing, follow-up, skill, and market conditions.
Is This the Right Program for You?
This is a good fit if you…
- Want to build a serious land investing business
- Are new to vacant land, even if you have other real estate experience
- Want a complete process instead of scattered online advice
- Are willing to contact property owners consistently
- Have enough capital for education, data, marketing, and acquisitions
This is probably not a good fit if you…
- Want guaranteed income or a guaranteed first deal
- Expect the business to run without consistent effort
- Have no budget for data, outreach, or acquisitions
- Are looking for a purely passive investment
- Usually buy courses but do not finish or implement them
Land investing can be a powerful business model, but it is still a real business. It takes judgment, money, effort, follow-up, and the willingness to learn from what the market tells you.
What It Actually Costs to Get Started
We generally recommend having at least $10,000 available after the cost of education. You may be able to start with less, but that amount gives you more room for data, marketing, due diligence, closing costs, and the mistakes you will make while you learn.
Everything You Need to Build and Launch the Business
One program. One payment. No confusing tiers.
Regular price: $2,497
$997
One-time payment
- Lifetime access to all 12 modules and 80+ lessons
- Lifetime access to every future course update
- The 90-Day Land Business Launch roadmap
- The complete Pro Asset and template library
- All nine bonus training modules
- Monthly Mindshare Meetup group calls with Seth
- The full Mindshare recording library
- Email access to Seth for real questions
- Access to the private REtipster forum
- The 120-Day Course Correction
- An exclusive Stride CRM rate, offered after you enroll
Secure checkout. One-time course payment.
The Masterclass has no monthly course fee, now or ever. Stride CRM is a separate and entirely optional subscription offered after you enroll: $100 for the first three months, then $247 per month until you cancel. You do not need it to take the course.
Questions You May Be Asking
You receive the complete training, but the program is built around implementation. It includes a 90-day roadmap that tells you what to do in what order, practical templates you can adapt instead of building from scratch, monthly Mindshare calls, email access to Seth, an exclusive rate on the software you will actually run the business in, and the 120-Day Course Correction, which puts a second set of eyes from Seth in your back pocket if you ever want it.
No. Nobody can honestly guarantee that result. Your outcome depends on your market, budget, list quality, pricing, outreach, follow-up, available time, judgment, and other factors. The 90-day period is the recommended timeline for building and launching the business. The 120-day period gives you more time to follow up, improve your campaign, and evaluate opportunities.
We generally recommend having at least $10,000 available after the cost of education. It is possible to begin with less, but having additional working capital gives you more room for data, outreach, due diligence, closing expenses, and potential acquisitions.
A reasonable first target is to contact at least 5,000 qualified property owners during your first 90 days. This can include direct mail, phone, text, email, or other lawful outreach methods. The right approach depends on your market, budget, and strategy.
No. You receive lifetime course access. The 90-day schedule is a recommended implementation path designed to create focus and momentum. You can return to the material whenever you need it.
Stride is a complete business system and CRM software built specifically for land investors. It gives your seller leads, property details, follow-up dates, contracts, calls, emails, tasks, and marketing campaigns one place to live instead of scattering them across spreadsheets and your inbox. Stride's public price is $297 per month. After you enroll in the Masterclass you will be offered a rate reserved for students: $100 covers your first three months, and after that it continues at $247 per month for as long as you stay a customer. That is $791 saved on the first quarter and $600 a year after that, and the $247 rate does not reset later. Stride is completely optional, your account is created automatically if you take it, and our team gets on an onboarding call to help you import your business information and learn the system. Canceling Stride never affects your lifetime access to the Masterclass.
The Mindshare Meetup is a free group coaching call I host once a month, and it is only open to members of the Land Investing Masterclass and Stride CRM. Show up and ask whatever you want about the land business, share a win, or get unstuck on something that is not working. A lot of the value comes from hearing the questions other people bring. Mindshare Meetups are normally held on a weekday during the final week of each month at approximately 1:00 p.m. Eastern. Members receive the date, registration details, and access information by email. Recordings are added to the member library, so you can still get the value if you cannot attend live.
Yes. Members can email reasonable questions about the course and their implementation. Responses usually arrive within one to two business days, although complicated questions or busy periods may take longer.
Yes, especially if you are new to vacant land. Land deals involve different data, valuation methods, due diligence, seller conversations, closing questions, and selling strategies than houses or rental properties.
No. The course teaches you how to evaluate markets and opportunities, but the final business decisions are yours. Seth can help you understand the process and think through questions, but he cannot act as your partner, attorney, accountant, or financial adviser.
The course includes video, written instruction, audio, downloads, templates, examples, spreadsheets, and checklists. It can be accessed from a computer, tablet, or phone.
Yes. The core program explains several seller outreach methods, and the Beyond Direct Mail bonus explores additional ways to find off-market opportunities.
Yes. This is a complete land flipping course built for people starting from zero, provided you are willing to learn the terminology, do the work, and make your own informed decisions. The program begins with the basic foundation and builds toward more advanced operating, financing, tax, and growth topics.
No. The program is educational. It does not replace advice from licensed attorneys, accountants, financial advisers, title professionals, or other qualified experts. No specific deal, income, or investment outcome is guaranteed.
Stop Collecting Information. Start Building the Business.
Get lifetime access to the complete Land Investing Masterclass, the 90-day launch roadmap, the full resource library, all nine bonus trainings, monthly Mindshare calls, email access to Seth, and the 120-Day Course Correction, for a one-time payment of $997.
One-time course payment. Lifetime course access. Stride is a separate optional subscription.