Land Investing - Deal Percentage?

[Andrew H.]

Hello,

I'm a new land investor that has sent out 2000 postcards to 2-10 acre land owners from lists I pulled from AgentPro247.  My response rate has been in-line (2-3%) but I have only received 4 signed purchase agreements.  I have not been able to get any of these deals through title.  All have had title issues.  

I own and run another business that produces a nice income.  My plan was to diversify into land investing as well.  I feel like I am pretty picky on the deals I would like to buy due to reading about the resale of the land being the difficult part of the equation.  I only want to flip the land for cash - no seller financing.

I am looking for feedback about what is to be expected in this arena.  Am I on the right track?  Do I need to just keep plugging along and success will come or adjust my settings?  Ex. Sell the deals I'm losing with Special Warranty Deed?

Thank you for your time.