​When you see a photo that interests you it’s always best to visit the property you want to buy beforehand, and not just rely on GoogleEarth, or GoogleMaps Street Viewer. Things change over the years, and it’s always good to see something in person rather than simply hoping for the best. Kind of like seeing a photo of your favorite cake may look delicious, but the taste is what really matters more. Right?. 😉
 
If someone is selling land and does not allow you time to do your Due Diligence, then you may want to pass on that deal. Everyone who wants to buy any property should be entitled to a reasonable timeframe allowing them to do their homework, make phone calls, ask questions, see the lot, speak with locals, check out the area, and whatever else to make sure they’re going to be happy with their purchase.  That is called your Due Diligence.  No one should ever be confined to buying without a due diligence period timeframe. And, three days is really not enough time to do everything you need to do.  Many Real Estate transactions allow a 10-day due diligence period.  I personally allow 15 days, but I’m also flexible and willing to work with the buyer within a reasonable timeframe. 

Of course, if a buyer who has placed a deposit to hold a property just for them through my website decides not to go through with the purchase after checking everything out, they have my guarantee of a refund on their deposit which was made to simply hold the lot for them only for that time being.  Once the due diligence period passes and the buyer is confident that they want to proceed, the deposit then goes towards the purchase price, just as Earnest Money deposit is applied on any other Real Estate Transaction once a due diligence period is over.
 
You may be asking yourself, “Should I get a Realtor to help in this”?  Well, that’s really up to you, but it is an added expense that the buyer must pay, and if for some reason you don’t go through with the purchase, and if you signed an Agreement with that Realtor, you may still be on the hook to pay them.  So, be careful what you sign. Ask questions. After all they should be there to help you, and not just help their pocketbooks.
 
As a former Realtor myself I can tell you that Realtors are educated on the surrounding areas, and should be able to share helpful tips on utility companies, things to do in the area, as well as help you to understand the process while going through the entire transaction start to finish.  
Newsflash… >>> Google can help with all of that too, and without the added cost of paying extra for someone in the middle. 

Realtors are licensed with the State, so they must conform to certain legalities or they could pay substantial penalties.  As a former Realtor myself, I now enjoy the freedom to buy and sell land at discounted prices in order to help others save more than what the retail market is asking for properties similar to what I offer.  For me, it’s ingrained into my being to disclose what I know because I was at one time a Realtor and know how important it is to be honest with others. Yet on the Realtor’s side of things, it’s their duty to inform you also what they know, but somehow many tend to simply add confusion and more paperwork to the entire process causing you to wonder if it's really worth it.  And, it just may be worth it.  It all depends on you, and the Realtor.
 
As an investor I am also licensed to do business as a self-owned Corporation. So, my business matters to me, as well as your business with me.  Just be sure whoever you work with is legitimate, which you can check out on OpenCorporate.com if they’re an LLC to make sure they're active.  If they’re not registered then you may want to either hire a Realtor or check with an Attorney to review the documentation before you sign anything.  Signing documents online using an e-Signature source is something that is legal, and obligates you with whatever you're signing, as well as whatever the Seller's responsibilities are which should be indicated within that Agreement.
 
For buyers interested in my properties, I try to simplify the process without all of the unnecessary paperwork requiring you to acknowledge pages upon pages of documentation which only confuses or concerns you even more.  I don’t know about you, but simple is always much better than confusion, in my opinion.  When I buy aspirin it’s for a purpose. If someone else fainted or got sick from it, then warnings are put on the bottle with dumb things like, could cause headache.  What?   Those warnings can be good but sometimes make no sense.  Neverthless, this acts as a good analogy of what to expect when a Realtor represents you.  Basically, if you don’t know what to expect, or not sure of things, you may want to contact a Realtor, so the burden of details falls on their shoulders.  If you need a Realtor, I can help refer you to one.  It’s not a problem.  But that is a buyer’s expense.
 
If you’re new to buying from a property owner, then it is nice to be hand-held through the process by someone else.  But is it necessary?  Again, that’s up to you.  However, I will say if you’ve ever bought a car from a private party with no car salesman in the middle, then it’s basically no different when it comes to buying land from a For Sale By Owner. You just need to know they know what they're doing, and you get what you're promised in the end.
 
That’s what ultimately matters.  Honesty, Integrity, and Satisfaction to completion.

 ​I’m sure you’ve heard many reasons why it is better to use a Realtor instead of going with a For Sale By Owner. I’m not here to dispute the reasoning behind that, however, as a former Realtor myself, and now as an investor, it’s easy for me to see why buyers prefer one over the other whichever way they prefer to buy.  Many people are just simply not as informed as they can be, yet it's not that hard either, as you'll see here.

In most cases it comes down to price.  Seller wants more money and Buyer wants to pay less money. 

But often it comes down to how easy will it be to buy the property that the buyer wants and how fast can they have it without worrying about if it will all turn out right and be what they're hoping for it to be. 

A Realtor is required by law to adhere to higher standards which should help protect the seller and/or buyer they represent, but it does not mean they are imperfect or all knowing, which is why it costs them so much to become licensed in order to sell in order to help navigate the process of buying and/or selling.  Therefore, there will be a lot of paperwork and conditions that also help protect the Realtor, as well as their client, which can be somewhat overwhelming to the client with all of the state required documentations and terminology used that only an Attorney truly understands in most cases.
 
Basically, a Realtor is the middle-person in the entire process, and gets paid through the client's agreement to pay them at the end of the transaction through the Title company or Attorney.   A Realtor is to help their client when it comes to negotiations, so you’re putting your trust in what they advise and in what they say and do based on their experience.  Although some states do not allow dual representation, whereby they represent both Seller and Buyer, but if the state or Broker does allow it, then there are things the Realtor cannot say or share with the other party which you may be able to find out through a For Sale By Owner or Investor, if they're telling you the truth that is.  So, it really comes down to a matter of trust, and you’re always better off researching matters on your own despite who you're working with.  Check with neighbors, investigate news sources, contact people you need to be contacting for information from anyone other than someone involved in the transaction.  Outside sources are usually not going to lie unless they don't want a new neighbor.

Realtors are often used when people do not want to deal with the hassle of advertising their own property for sale or are not sure of the process, and simply feel it's easier to have someone else deal with it all.   So a Realtor’s help can be a Huge Plus, but not all Realtors are alike either.  Yet, we should never judge a book by it’s cover just because it may look good on a billboard. Realtors pay to make themselves look good.

If you’re a buyer looking for properties through any Online MLS provider sites, then no matter what, you will be using a Realtor to buy that property if that’s one you want to buy.  A property listed with a Realtor is not something you can buy direct from the owner for slightly less, or any other arrangement as long as it’s listed with a Realtor.  Plus, if you're hoping to work something out with the seller without the Realtor, there’s usually a clause within the Realtor’s listing agreement that indicates if the Seller is to sell within a certain timeframe after the end of the agreement, they may still be obligated to pay any Realtor commissions, especially if it is discovered you as a buyer intervened while it was listed. Depending on the circumstance they may or may not still be obligated to pay commissions.  So trying to work a deal out with a seller while it is under contract to buy once it’s terminated could hurt the seller, and may have ramifications that could involve you also as a buyer in court.
 
When you understand there are other sources to rely on in order to perform your own Due Diligence, such as the County’s Zoning and/or Planning Department, The Local Utility companies, Inspectors, Neighbors, and Google to help in the research while allowing enough time to make sure you’re satisfied, then why involve someone else?  It's really that simple. The property is of more concern to the person involved rather than a middle person who has no intent on buying the property themself.  Think about that for a moment. Even with a Realtor representing you, you still have the right to perform your own due diligence and inspections, and whatever else you find helpful so you can determine whether you want to proceed or not.  It's not up to the Realtor. It's up to you. 

A For Sale By Owner or Investor that owns the property for sale, should also allow you the same respect by providing you with a Due Diligence period in which to be sure you are satisfied with your purchase, within so many days of signing the Agreement to purchase.  Having a Due Diligence period will helps give the buyer peace of mind for all you discover through that time frame.  If it’s not something you want to buy, then if there was any money deposited, it should be refunded to you, unless stated otherwise similar to what you’d find with a Realtor’s contract.

Although not all For Sale By Owners or Investors provide a Due Diligence period, so in that case, it’s really up to you to investigate everything before ever signing anything.  You should never obligate yourself without being entitled to do your own research. 

The First thing any buyer should do no matter what, is Always call the County Recorder’s office, sometimes known as the County Clerks Office in some counties, to verify over the phone who the Owner on Record is that has a right to sell that property you’re about to buy.  THIS IS SO IMPORTANT!  You cannot rely on what is shown online, since the source may not have up-to-the moment recording information, but the County Recorder's/County Clerke's office will.

For Sale By Owners and Investors often allow Seller Financing which allows the buyer to buy the property through time by making monthly or quarterly payments, under terms acceptable to the buyer.  This helps the buyer to not worry about having to get a loan elsewhere, and without going broke in order to buy it in full right away.  On the other hand, properties listed with a Realtor usually require payment in full within whatever is in the agreement.  This could lead to complications if the buyer is trying to get a loan for the property, or doesn't have the full funds available by the time it is ready to close. If the buyer cannot perform by paying in full, they could lose their earnest money deposit as well.

There are very few banks that will fund buyers for vacant land since most banks prefer to finance homes and people with good credit. A For Sale By Owner or Investor is not as concerned with anyone’s credit when it comes to allowing a buyer to buy what they’re selling, which is an added plus for the buyer.

No matter which way you buy, whether using a Realtor or an Investor, also known as a For Sale By Owner, it is up to the Title company or Attorney being used to make sure all meets the State’s legalities when it comes time to close and process all payments in the transaction accordingly. 

However, if the property being sold is less than a few thousand dollars, it is often simpler to just record through the County Recorder’s or County Clerk’s office once paid for in full, with the Recorded Deed transferring all rights to the new buyer.  If recorded this way, you as the buyer, need to be sure you are working with a Reputable Seller who knows what they’re doing, and will do as they say, with proof of every detail throughout the entire transaction. 

It helps to know that investors who take their business so seriously, that they want to be legitimate in every step they perform, will establish themself as a business entity, such as an LLC, making it a safer way of doing business reputably rather than working with an individual who is not licensed in any way.  When a company is licensed as an Established Business/LLC or other Corporate through the state, it means that your satisfaction matters to them otherwise they wouldn't be in business.  To see if a business is registered that you should know, you can do so through this link here.  Then enter in the name of the company with LLC or whatever is attached to their business, and you will see the state they are registered in.  That does not mean they can only do business in that state, but it does tell you which state they are registered in.

You’ll often find that Investors buy properties at far less than market prices which helps the seller in need of a fast sale, so the investor can also sell the property for less to someone who feels the market ignores their financial situation.  The reasons Investors can do this are numerous, which you can also find through a previous blog post as shown by clicking here.

So, when all is said and done, it all comes down to it's simply a matter of choice.  What matters most is that you get what you want as agreed to in writing.  Then everyone is happy.  😉

My intent when buying land from others is to help those who have a need for cash quickly instead of waiting it out and never doing anything on the land that they have no need of.  It is never to take without giving, but instead to help when cash is needed more so.  After all we all have something to sell that we never use, but much of that may not reward you with what will help more so.

Quite often Cash is best when it comes to unused land.
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And when cash is received in exchange for the land, the cash can help generate more income to buy something bigger or better in order to create the future they’re now wanting.  Dreams and plans often change if nothing has been done over the years. 

If someone owns more than two vacant lots, then they may want to sell one or two of those in order to receive more so that they can actually start to build what they want on the lot they like best.

When it comes to selling my properties, it can be like an analogy of an organ doner. Organ doners bring life to others through what they give.  And, when someone sells land at a price that makes it affordable for someone else to buy, and usually at less than market value, it brings hope to those who might otherwise not be able to make their dreams of having their own place come true without this benefit.

So, it is on both ends of the spectrum that I’m able to help.  Cash to the Seller. Seller Financing and Cash Discounts for the Buyer to make it possible to own their own piece of Land in America. 😊

Well, the simple answer is that there is value in the land and always has been.  Although there are many things which can affect that value over time, and not all are positive or negative.  You may have heard that land does not depreciate.  That's only true when it comes to filing your taxes. You can claim depreciation on your home, but not on vacant land, so in that case, Land does not depreciate. But in the real world, it may.

Nevertheless, there are many reasons why people choose to sell, since it’s not always convenient to wait till years later to see what will be, when time has other things needing their attention.

A few reasons why some vacant land owners sell:
1.   They inherited it and have no plans to go there.
2.   They had a setback in life financially.
3.   Job loss or reduction in pay requiring more to pay bills.
4.   An unfortunate medical situation.
5.   Bankruptcy.
6.   Divorce.
7.   To build elsewhere with the funds they receive from one or more lots, to help build on the one they want to live on.
8.   To make other investments.
9.   To not be bothered paying more property taxes for somewhere they’ve never been and may never go.
10. To be released of any liens recorded against them.
11. Time got away and now there are no plans to build as it sits unused year after year.
12. City or Town letters demanding cleanup of the lot for accumulated trash and overgrown vegetation or be fined.
13. To start a new business where they want to live.
14. Sometimes some people just don’t care about it any longer. The thrill is gone. Onto something they can use.
15. To provide the money needed to fulfill their Bucket-List items and destinations for a life worth living.
 
I’m here to help those who want a way out with the cash the land can provide rather than leaving them with dirt they have no need for.  But, if your situation does not warrant a need to sell, then there’s no need of concern. 

The Land you own should become the goal you want for it to become a reality…
In order to benefit with any Land purchase, you need to have a vision and goal for what you’ll do with the land.

Three simple questions to ask yourself are: 
1.) What is your purpose for buying it?
2.) What will you do with the land?
3.) What do you expect to achieve through owning it?

If you buy land with no plans, other than having hope to one day build on it, that’s fine as long as you are making plans for that day and creating a reserve fund for when it will take place. Set aside funds to grow towards that dream date. Set the date.  Stick to it.  Just as having any goal means to plan ahead and take steps to make it happen.
But if you do nothing other than simply hope, well, it could still pan out to be a blessing when you go to sell it, and it’s definitely better than letting your money just sit in a bank where there’s not much interest worth speaking of.  After all, more people would rather buy your land rather than put their money in a bank where it doesn’t do much good for their future.  Land has value and it has uses that anyone can benefit from.

Money can be lost or stolen, but no one can steal your land.  The only way you could possibly lose the land is if you take a loan out to purchase it but fail to fulfill your obligation to pay what is owed.  Although it’s often hard to find a lender or bank to loan on Land, but many investors do, and most investors take necessary precautions to avoid having to take back a property where Seller Financing was offered when they still legally own the land.  So, it’s required that the buyer live up to their end of the deal in order to receive the land as agreed upon in writing, once the land is paid in full.

So, what are some reasons people buy land, but it just sits unused?
They may buy at today’s prices rather than wait till later and pay more for what they would like to leave as a legacy for future wealth that a bank cannot provide for their children, grandchildren, or other heirs.  Often Land will return greater wealth than whatever a bank can offer with a savings account.  Have you ever asked yourself why are so many banks closing their local branches and asking their customers to go online instead?  It’s so the banks do not have to pay extra for employees, utilities, leases, etc., and they’re surely not giving much of anything to speak of to their customers either, so they’re trying to find a way to keep more by making online banking seem as if it’s a much better way to do business, rather than receive personalized customer service.  Oops, I just got side-tracked on that subject.
The #1 reason people buy land, is that they plan to build a home on it and like what all the area offers.
They may want a place to live away from the crowds, or near a job site.

It may be a short-term investment where they plan to resell in a few years, or months, in order to step up to the next level of investing, and then repeat the process in order to gain momentum in building future wealth more quickly. If this is your goal, please consult with your CPA before jumping into this realm so you’ll understand better what is required when it comes time to file your tax returns, and so you’ll have a better advantage when you know what to expect in this endeavor.

On the other hand, buying land may be a long-term investment (over 2 years), where it’s believed to have future plans for development within the area.  Reselling the land years later can sometimes be a better benefit because you waited. Depending on the situation and time spent, along with any holding costs.  If the land owner is able to start building once the area becomes what they hoped for then it’s much easier to get a construction loan because they have the land.  Last time I checked, every house was built on Land.  So, get the land first, then build when you’re able.  😉  Of course, other factors will affect your ability to make your dreams come true, such as employment, health, the economy, family, etc..  Utilities, Building Materials, and other resources are also a necessary part of what is needed to make the goal/dream a reality.

So, the questions to ask yourself is:
1.) Can you see yourself living there?

2.) Do you want a place that is somewhere you can build now, or later?

3.) Is it in an area where you see growth, or a place where you can explore adventures nearby, or where you can enjoy local entertainment?  Does the area allow a few recreational activities, such as boating, fishing, hunting, archery, ATV (all terrain vehicle) off roading experiences, hiking, sight-seeing, etc.?

4.)  Is it an Off-Grid property you’re wanting to establish, utilizing and experimenting with Alternative Utility sources?  This 1st link covers it all https://nogridsurvivalprojects.com/book/, but here are a few other possible solutions to consider too if not going with the standard systems we all grew up knowing about…

• Energy/Power  https://www.solarreviews.com/blog/solar-power-comprehensive-guide

                                         https://www.diy-solar-heater.com
                                         https://sunfusioness.com/tesla-powerwall
                                         https://landing.homebiogas.com
                                         https://www.wikihow.com/Build-a-Wind-Turbine

• Septic                https://www.epa.gov/septic/types-septic-systems
• Off Grid:           https://tinylivinglife.com/a-comprehensive-composting-toilet-overview-what-they-are-how-they-work-2
• Water                http://www.deeprock.com/HD (a DIY way to drill your own well)

                                        https://rainmakerww.com/technology-air-to-water
                                        https://www.energy.gov/eere/femp/best-management-practice-14-alternative-water-sources
                                     And, of course, there’s always water haul service to fill your cistern, or hire someone to drill a
                                     well for you if the size of your lot accommodates this option.

5.) Is the land within a metropolitan area that provides everything needed quickly within a few minutes, or do you prefer to be in a suburban area where you can still get to all conveniences within a half hour or so? 

6.) Are there any building restrictions that state when you must build by or otherwise? Or are there no building restrictions which allows you more time to consider when you’ll be able to build?

7.) Does the type of home you’re wanting to live in, fit into the area where you will someday build?  What is the zoning there? Does it allow for Manufactured homes? Tiny Homes or RV’s or Container Homes? Is there a HOA (Home Owner’s Association) or POA (Property Owner’s Association) which has guidelines on keeping the community in good shape for everyone in it? These are things you can often find out by simply calling the county where the property is located in order to ask these questions.

8.) Are you wanting land where some day you can have horses, goats, and/or other cattle?  Maybe you’d like to buy the adjoining neighboring lots to have more space in order to create your own ranch, or ranchette. Sometimes, neighboring lot owners that are not using their land, or able to build on it are often open to selling the land if things changed for them. Plus, you can usually buy their lot at less than market value if not listed with a Realtor.  This way, lot by lot, you can enlarge your territory where you want to own and grow.  That’s not to say every neighbor will be so willing, but it never hurts to ask. Just be sure to let them know that when they are ready to sell that they’ll have a built-in buyer next door.

9.) Do you want to buy the land so that you can build more than 1 home on it, in order to rent out one and live in the other? Maybe you’d like a place where family and friends can visit in a guest house or casita.  Maybe you want to use one of those as an AirBnB, or lease out a unit. Maybe even place another home on the same lot to help pay for your own.  If it’s zoned for Multifamily homes, then a duplex, triplex, four-plex or maybe even more can be built to help grow your portfolio of rental units, depending on the size of the lot and county allowances.
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10.) Perhaps you’re wanting a 2nd home location where you can leave to avoid harsh winters, or to avoid the summer heat if that is where your primary home is. How nice it is to have a 2nd home where you can venture off to, to enjoy a place opposite of the temperatures you want to get away from without the high costs of hotel stays and other travel expenses, and without having to sell your home to do so.

Lastly, some people just want a place to retire to, and that time has not yet come.  So make sure if this is you, that you store up for the future you want to come.

Nevertheless, if you don’t have a plan up front then it’s kind of like waiting for your ship to come in at the airport.  In other words, it’s up to you to make your goal happen.

  With Real Estate demand so high, interest rates low yet growing, and inflation that seems
  to have no end in sight as it continues rising daily, then it stands to reason that buying land
  where you can start to build your own future wealth is one of the safest moves you can
  make today, as well as always.  Of course price depends on location and other factors too.

No matter what, land is a safer and smarter investment than putting your money in a bank savings at much less than 1% interest, or in the stock market which is a real gamble.  When you take time to get answers that you need to know about the land, the area, and what the county and state requirements are that the land is in, this will give you the assurance as to whether or not the parcel of land is right for you and your plans for it in the future. 

If there is no time limit to build, then there’s no need to rush into building right away either, which allows you to do things at your leisure through time and as your finances allow you to continue moving forward, one step at a time, or as fast as you want if you want.  There are always construction loans you can get, which most Credit Unions are your best bet for that.  However, in order to get a construction loan, you need the land, so that's step one. Get the land first. 😉

Although some people have become wealthy investing in the stock market but way too many have lost an awful lot.  It's a known fact that practically all wealthy people who have become rich mostly did so through investing in Real Estate.  And many of those own land elsewhere as well.  Don't believe me?  Just Google "Bill Gates Land Ownership", or "Jeff Bezos Land Ownership", or any other wealthy well known investor.

Investing in the stock market is a much higher risk which is fine if you have money to burn since it won’t matter if you lose or not then.  That’s not to say that land is a guarantee your investment in land will grow "IF" you overpaid for the land to begin with.  There are a multitude of ways to value land so you can determine whether it’s a good price at the time you're buying it.  Don’t overlook this important tip.  If you need help with figuring that just let me know. 
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As long as you buy at a price that is right “for you”, and you see the value in it, then the land will do more than grow in value over time; it can serve as the door to a much better future because you invested in something which will help to build what you’re looking to create.  Whether it’s a home you want to live in, or the fact that your money is growing much better than any bank can ever provide, investing in land gives you much more through time in order to move up into the life you’d like to have.  And, that’s real truth you can bank on. 😉
 
By the way, if you’re utilizing Seller Financing then be sure it’s something you can invest in safely throughout time which makes sense.  Not all investors are alike when it comes to selling their own land, so consider all fees factored into the total end cost after all is said and done, which needs to be well laid out in writing within your Agreement.
Those other fees can include things like property taxes, HOA or POA fees if applicable, servicing providers, billing/ accounting, recording, documents, holding fees, and any other costs estimated over time which would be factored into the monthly payment. 

Of course, Cash is always best without all the extra costs, and it’s more immediate allowing for a quick close and transfer of the property Deed as required by law.  To me, this is such an easier way to understand exactly what you’re getting and paying for rather than having to do the math, and for far less.  After all, who really likes Algebra, right?  LOL.