Everything buyers typically want to know about how we work, how we get paid, and what to expect when we bring you a deal.
How do you get paid and what does this cost me?+
Nothing out of pocket — ever. Our compensation comes entirely from the spread between what the seller accepts and what you offer. That difference is structured as an assignment fee built into the transaction and paid at closing. No retainer, no sourcing invoice, no monthly fee. If the deal doesn't close, we don't get paid. Our incentive is completely aligned with yours.
What is an assignment and how does the deal structure work?+
We get a property under contract with the seller using a Purchase and Sale Agreement (PSA) that includes an assignability clause. We then assign our equitable interest in that contract to you — the buyer — for an assignment fee. You step into our position and close directly with the seller. In cases where the spread needs to stay private, we can structure a double close instead, where two back-to-back transactions occur on the same day.
Do you need a real estate license to do this?+
No. Assigning a contract on a property you have under contract is a legal activity that does not require a real estate license in most states. We are not acting as a real estate agent or broker — we are a principal in the transaction contracting directly with the seller and assigning our equitable interest. We only operate in states where this structure is legally permitted for vacant land. Always consult a real estate attorney in your target state for specifics.
How do you find your sellers?+
Through direct outreach to motivated sellers identified using a deep filter stack — absentee owners, free-and-clear properties, 10+ year hold periods, delinquent tax situations, estate and probate ownership, and specific county-level targeting. We skip trace every lead and use dedicated callers to make contact. None of our properties come from the MLS, Zillow, or any public listing source. Everything is 100% off-market direct from the owner.
What states do you source in?+
Our primary markets are Texas, Florida, Tennessee, and North Carolina — where we have the most active caller activity and county-level targeting. However, we source in any state where land contract assignment is legally permitted without a real estate license. If your criteria points to a different state, submit it in our form and we'll source to your box. States with known wholesaling restrictions (IL, OK, NE, KY, PA) are excluded from our operation.
Will you shop my deal to other buyers at the same time?+
No. When we're working a deal in your target market you get first look before it goes anywhere else. We're building long-term sourcing partnerships — not running a bidding war. If you pass on a deal or can't move on it within the agreed window, we'll discuss next steps at that point. But our default is to bring it to our primary partner in that market first.
What happens if a deal falls through or the seller backs out?+
We manage the seller relationship through the entire process specifically to prevent this. By the time a deal reaches you the seller already understands the price, the timeline, and what closing looks like. That said, deals do sometimes fall apart — if that happens we don't disappear. We're a long-term partner and the next deal is already in the pipeline. We don't get paid unless we close, so it's in our interest just as much as yours to bring transactions that actually complete.
How do you determine the price you bring me a deal at?+
We work backwards from your offer. You give us your buying criteria — including the price or price-per-acre you're willing to pay — and we source deals where we can negotiate the seller below that number, leaving room for our assignment fee in the spread. We never inflate your number or misrepresent the deal structure. Your offer is your offer — our fee comes out of what the seller accepted, not out of what you pay.
What information do you need from me to get started?+
Fill out the criteria form on this page. We need your target states, acreage range, maximum purchase price, land type preference, and deal killers (what you won't buy). The more specific you are, the better we can source to your box. Once we have your criteria we'll confirm receipt and reach out if we have any clarifying questions before we start bringing you deals.
How quickly can you move once I give you an offer?+
Once you give us your number we go back to the seller and negotiate. If the seller accepts we get a PSA signed and move to assignment. The full timeline from offer to signed contract typically runs 3–10 business days depending on seller responsiveness. Closing timelines from there depend on your process — we're flexible and work around your preferred closing structure and title company.
Do you do any due diligence on the properties before bringing them to me?+
Yes — we do preliminary due diligence before submitting a deal. This includes verifying ownership via county records, checking for delinquent taxes, reviewing assessed value, confirming road access, checking for known liens or encumbrances, and — for waterfront properties — reviewing flood zone status and permit history. We don't do full title searches (that happens at closing) but we do not submit deals with obvious red flags that would kill the transaction.
Is this a one-time deal or an ongoing partnership?+
We're building long-term sourcing partnerships — not chasing one-time transactions. The goal is to become the sourcer you hear from consistently with deals that fit your buying criteria, month after month. Once we know your box we keep sourcing to it. Most of our best partnerships develop over time as we learn exactly what a buyer wants and get better at finding it for them.