All Forum Posts by: Shema Cochrane

People always want to know how to find land deals. Honestly, it’s a mix of research, persistence, and having real conversations with owners. Some are eager to sell, some are holding onto land for sentimental reasons, and others didn’t even realize they still owned it!

Today alone, I reached out to several owners and the responses have been interesting. Every deal starts with a conversation, and you’d be surprised at what you uncover just by reaching out.

For those of you working in land, what’s your go-to strategy for finding solid deals?

Wholesaling, especially in the beginning, will test your discipline like nothing else. When you don’t have deals closing left and right yet, it’s easy to question if you’re even moving in the right direction. But that’s exactly why consistency is everything.

I’ve learned that the faster you figure out what works (and what doesn’t), the better. You can’t just be busy—you have to be productive. Testing different outreach methods, tracking what gets real responses, and cutting out what’s just wasting time is key.

Some days feel like a grind, but I remind myself that every call, email, and connection is either moving me closer to a deal or teaching me something valuable. The trick is staying locked in long enough to see the results.

@Amir Twig I've never been a fan of cold calling but I agree that it's great for adding that personal touch to your business. 

I’ve heard about ringless voicemail, not sure if that’s what you’re talking about, but its definitely something I would like to add to my outreach efforts. I’ve also heard about AI voice tools, some even mimic your personality which I thought is really cool. Been on the fence about trying them though, but I can see how people who adapt to tech like this can really thrive. Might give it a shot soon!

One thing I’ve learned in land acquisition is that the approach has to change depending on the market. Some states make it relatively easy to track down off-market deals, while others require a lot more creativity and persistence.

Between strict public record laws, limited access to data, and the way certain counties handle records, finding motivated sellers can feel like searching for a needle in a haystack.

That’s why I’m always refining my approach—whether it’s using alternative data sources, networking with local professionals, or adjusting how I reach out to owners.

For those of you who actively acquire land, what challenges have you faced in different markets? Any creative strategies that have worked for you?

@Ty Coutts 

Thank you so much for your thoughtful response! The tips on zoning and entitlement are invaluable, and I really appreciate you sharing that insight.

I’ve reached out via DM regarding the broker tip since that’s an area I’m looking to explore more. Your input is truly guiding my next steps, and I’m grateful for the direction you’ve provided!

Hey everyone,

This year, I’m shifting my focus more toward land development and moving away from smaller infill lots. I’ve been diving into larger parcels, seeing them as more versatile for future projects, and exploring the potential for mobile home parks specifically.

I’d love to hear from others who’ve made similar moves or have experience with larger tracts of land. What challenges did you face, especially when it comes to things like entitlement, zoning, and overall project planning? Any tips on sourcing land for mobile home parks?

I’m excited to continue growing and learning in this space, so any insights would be really appreciated!

Looking forward to hearing your thoughts!

@Scott Johnson Absolutely! I can imagine having a broker license adds another layer of responsibility to making sure deals are solid. 

I've heard mixed opinions about wholesalers getting their broker license some say it's beneficial while others claim it's unnecessary or even limiting.. what's your take on it?

I imagine it would also have a lot to do with your long term goals in real estate.

Wholesaling has gotten a bad reputation in some circles, and honestly, I get it. Too many wholesalers are so eager to get a contract that they lock up properties way above market value, hoping to find a buyer who doesn’t know any better. That’s not a business model—it’s just chaos.

If we want to be taken seriously in this industry, we have to respect the process. Learn your market. Understand what makes a deal a real deal. Not every seller will align with your business, and that’s okay. The right opportunities come when you focus on solving problems, not forcing deals that don’t make sense.

There are sellers out there ready and willing to sell at a price that works for both you and your buyers. When we wholesale with integrity, we create win-win situations and build real, long-term relationships.

Let’s bring back the dignity in this business. 

What are your thoughts?

@Taylor Dasch 

Absolutely! The more we understand the seller’s situation, the better we can tailor a solution that actually helps them. I think I actually have the opposite problem. I tend to focus so much on the seller’s situation that I sometimes limit myself in negotiations. Finding that balance between understanding their needs and still making sure the deal works for me is something I’m always working on.

@Samir Haddad ahh ok. I focus on land and mobile homes. But I'll keep you in mind if I come across any residential properties in your area.