Hey everyone! My name is Moe Soliman, and I’m a physician based in Houston, TX.
I’ve been investing in real estate for about 12 years, mainly in single-family homes and multifamily syndications. Lately, I’ve become interested in land investing as a way to diversify my portfolio.
I have cash ready to invest but limited time to hunt for deeply discounted off-market land deals that can be flipped within a few months. I’m trying to figure out whether it’s better to work with wholesalers or land-focused real estate agents, and what the most efficient way is to start as someone who can’t dedicate time to direct mail or cold calling.
I’ve watched a lot of Seth Williams’ videos, so I have a decent understanding of the process — just looking for guidance on what the best next step might be for an investor in my position.
Excited to be here and appreciate any insights from this awesome community!
@msoliman if you want to diversify your portfolio and add any properties in Dallas Forthworth metro area until Sherman TX it is booming. This will be long term play i am land real estate agent. Regarding your question for wholesale it will require dedicated time and effort on your side to flip.I will let Wholesaler expert answer that question. if you need help in DFW area you can reach out to me Zee Star
Be careful you don’t make another job
More players margins tougher to get. Local market conditions matter. We have funded 200+ deals. Own 100 notes.
What knowledge can you bring? That will help. Lean in there.
Im a LP a multi fam in Aurora CO. Rents down vacancies up. Won’t qualify for new DSCR in 2027 so a cash call coming. Time to be strategic
Fellow investor here, though I’ve been focused primarily on land for the past few years. Your background in SFH and multifamily syndications actually gives you a solid foundation. The fundamentals of finding undervalued assets and understanding exit strategies translate pretty well.
Given your time constraints, I’d honestly lean toward building relationships with a couple solid wholesalers first rather than agents. The good wholesalers are already doing the heavy lifting on finding those deeply discounted deals, and once you close a few deals with them, they’ll start bringing you their best stuff first. Agents can be great for comps and moving properties once you own them, but most aren’t set up to find the 30-50% of market value deals that make land flipping really work.
That said, not all wholesalers are created equal, you’ll want to vet them carefully. Ask about their acquisition methods, typical discount ranges, and most importantly, get references from other investors they’ve worked with. The last thing you want is someone passing along overpriced “deals” that only look good on paper.
Since you mentioned Seth’s content (great resource btw), you probably know the key is really in the acquisition. If you can eventually carve out even a few hours a month to set up some automated systems - even just a simple texting campaign to targeted lists - it could really complement whatever deals you’re getting from wholesalers. But I get it, as a physician your time is at a premium.
Quick question - are you looking at any particular types of land? Infill lots, rural acreage, or keeping it open? The strategy can vary quite a bit depending on what you’re targeting.
Land is a different animal. There are very few wholesalers in land in my limited experience. Value add plays are much harder and scarcer with vacant land, which is probably why there are almost no wholesalers. You kind of need to learn the ropes on smaller deals before tackling larger subdivides and entitlements.
You said “someone who can’t dedicate time to direct mail or cold calling.” That’s pretty much the name of the game with land. Averages are typically 1 deal for every 3500 to 5000 mailers. It is extremely labor intensive when starting out. I don’t think it can be done very easily as a side hustle.
In your situation, assuming you have decent capital, I would look at funding deals instead. There are people that will pay 10 points on a loan at 3-4 times per year. Those are some pretty good returns. 50/50 profit splits are also common.
Being an operator in the land space requires a ton of marketing, consistent communication with leads, and relentless follow up. No way around it.
We probably need to define what we mean by ‘wholesalers.’ Are we talking about house wholesalers who happen to come across land deals they don’t know what to do with? Or are we talking about land flippers in general, who are trying to offload a small portfolio of their lots to one buyer quickly (rather than selling them all one-by-one)?
By some people’s definition, most land flippers are wholesalers because they’re buying at a deeply discounted price and then selling at a slightly discounted price (hence the wholesale pricing).
I think @JoeR is on the right track in considering land funding as a viable option, since land flipping is a very active endeavor these days.
I’m in Houston too and I know a guy in the Friendswood area that looks for distressed properties but has two people in the Philippines doing that full time. They find potentials and he handles the money and the actual deals. If you are strapped for time look to outsource like him.
Hey Matthew, where in Houston do you live ? Would love to meet and brainstorm ideas or share experiences. Are there other Houstonian land investors or a meetup ? I really want to network with more people in the area. Thanks
Thanks Kevin, would love to meet up with you if you have a chance. Does it show on my profile that I live in Friendswood,TX ? or is it a coincidence that you know someone buying properties where i live ? Anyway let’s meet up if you have a chance or tell me about local meetups in Houston area if you know of any.
Great to see you pivoting from single‑family and multifamily into land flipping with 12 years of real estate behind you; you’re starting from a strong place. Since you mentioned limited time for direct marketing like mailers or cold‑calling, leaning into building a few trusted wholesaler relationships could be your best move early on: they can bring you pre‑sourced deals so you’re not starting from scratch. Also, be selective about the land type you’ll target (infill lots vs. rural acreage) so you can streamline your criteria, and the right partners will align more easily with you. Best of luck on this new chapter!
Land flipping can be an attractive entry point for physician investors because it typically requires less upfront capital than residential developments and doesn’t involve the operational burden of managing tenants or renovations. However, the success of a land-flipping strategy hinges on understanding zoning, local market growth trends, and the legal constraints that affect land use. Before acquiring any parcel, it’s essential to review county GIS maps, access public records, and analyze whether the land is buildable, encumbered, or located within a high-growth corridor. Many profitable flips come from identifying undervalued plots in areas where infrastructure expansion, such as new roads, commercial developments, or housing demand, is expected.
Due diligence should also include soil assessments, utility access checks, and an evaluation of any environmental restrictions that could impact resale value. Establishing relationships with local brokers, land surveyors, and planning departments will give you an inside track on emerging opportunities. For physicians looking for a more hands-off investment approach, combining land acquisition with professional property or asset management services can streamline oversight and protect long-term returns.
