Vacant Land Pros - Need Help In Marketing!

[Lucas Machado]

Hello BP community,

I'm a proponent of marketing/investment where others aren't/won't/can't. Although I market typical channels, I've had good success on vacant land deals. These properties seem to fall through the MLS/off-market wholesalers and I've noticed (based on speaking with more experienced investors) the properties aren't necessarily marketed/presented properly. For example, land often has liens but we have successfully negotiated it down with townships turning good deal to very good deal. Nonetheless, I've only done a handful of these deals so I'm seeking to learn.

I am designing a marketing piece and vacant land mailing list.  Usual mailing list criteria will be used: non-corporate, not in the last few years, owner only has a couple properties in the area (though might be some more leeway on vacant land).  However, I do not want to dedicate limited resources marketing to land that can't convert to a good deal.

Here's my specific questions:

(1) What type of land (in terms of land use zoning/building code rules) would be effective, or maybe this does not substantially matter unless I'm the direct developer?

(2) What lot sizes should I market to?  My gut tells me small square footage (due to not really being desirable) and large square footage (due to being beyond my current level) would not be effective.

Very possibly, I can imagine (1) and (2) are directly related.

Looking forward to hear perspective on vacant land marketing/deals!

Thanks.