The Basics: Subdividing vs. Entitling

The two words everyone mixes up, in plain English. Plus the full 7-step process from feasibility study to final permits, so you know what the next 60–90 days actually looks like.

​Utilities: Leave It to the Buyer

Water, sewer, roads, drainage... that's the developer's bill, not yours. Do paper entitlements and basic subdivisions and you hand off the expensive half, keep the profit.

Starting Small, But Profitable

The exact play: split a 1-acre lot in half, cut land cost 50%, net $35K+ in under 90 days. Eight steps from zoning check to sale, plus how residential, multifamily, and commercial each change the rules.

The Team

You don't need a big team. But you need the right five. Surveyors, civil engineers, environmental consultants, land use attorneys, agents. Plus which kind of broker to actually call, and why it's not a residential one.

Due Diligence

Title, zoning, building codes, environmental, utility access, market demand, financial viability run conservatively so a market correction never catches you. Separate checklists for residential and commercial.

How to Find Land

You don't have to invest in your backyard. Defining your buy box, contacting owners by mail, phone, or ads... then sourcing at scale through LandWatch, county records, and GIS parcel maps.

Getting Creative With Financing

Seller financing, land contracts, private lenders, JVs. All the tools Jerome used at a 460 credit score to control land without owning it. Plus how to buy straight cash through auctions and direct mail.

Selling Your Land

Pricing against the entitlements you created, marketing, negotiation, close. Plus owner financing end to end, and the tax side: separate assessments, 1031 deferral, depreciation, deductible costs.

The What-Ifs

No money. Competing with D.R. Horton. A full-time job. A "bad" market. A recession. Every objection you're already thinking, answered straight.