How Ray Zhang Made Over $800k (net) Flipping Vacant Land Virtually
ฝัง
- เผยแพร่เมื่อ 8 ก.พ. 2025
- How Ray Zhang Made Over $800k (net) Flipping Vacant Land Virtually...
Ray Zhang went from being homeless to netting over $800K in vacant land deals and here, we get into all the details about how he did it. The market is changing and every day, more and more people are shifting to flipping vacant land instead of houses. Even though we’re in a recession and there’s a ton of panic, people are still buying and selling. Whether you’re wholesaling deals or selling them with owner financing, it’s a recession-proof strategy. All you have to do is adjust your offers accordingly.
Ray walks us through the tools he uses to run his land-flipping business, and he does it on the cheap with free resources like Google Sheets, Zillow, and Redfin. He gives real-life examples of deals he’s done and how he zeros in on the right target areas. We talk about the types of offers he likes to send and get into neutral offers and blind letters. Ray also shares how he subdivides vacant land and how he uses realtors to get deals done.
Quick reminder - Tom Krol and I are hosting our Coach Marketing Workshop in Orlando, on October 27th and 28th. Head to the website below for more information.
What’s Inside:
-How Ray Zhang went from being homeless to netting over $800K in vacant land deals.
-Tips and tools to run a successful vacant land flipping business.
-How to target the right areas and use realtors to get deals done.
Mentioned in this episode:
-CoachMarketingWorkshop.com: www.coachmarket...
-Virtual Flip Land on Instagram: / virtualflipland
-FREE - Get a copy of the same land contract that Joe uses here: simplelandflip...
Here is a 100 bullet point summary of the transcript:
1. Joe McCall interviews Ray Zhang who netted over $800k flipping vacant land virtually
2. Ray did this from January to October 2022, less than one year
3. Ray only spends about 2 hours a day on this business with one $2/hour virtual assistant
4. People are still actively buying and selling land, even during economic uncertainty
5. Ray started wholesaling houses in Hawaii but found it very difficult
6. He transitioned to land flipping which was easier to do virtually
7. In Ray's first land deal, he bought 150 parcels for $1k each and resold for $2k-$2.3k in 4 months
8. He realized there must be a better way than just getting lucky
9. Ray asked Tom Croll who was the biggest land flipper Tom knew
10. Tom connected Ray with a military guy flipping over $1 million a year in land
11. Ray followed this expert's model step-by-step like a puppy to learn it
12. Ray's goal is to net $20k per deal
13. He looks for land selling around $50k recently
14. He sends offers to buy at 20-22% of recent sold prices in that neighborhood
15. On the phone, he negotiates even lower based on land deficiencies
16. For example, he bought a $50k lot for $8k originally, then $6k after the call
17. Ray asks sellers why they wouldn't just list it with an agent
18. This establishes there is motivation and urgency to sell quickly
19. Recently Ray bought 2 lots for $29k each and already has offers for $65k each
20. Ray picks counties by looking at recent vacant land sales on Zillow
21. He looks for at least 100 sales in the past 3 months to indicate a good market
22. Ray downloads a list of all sold comps from ListSource
23. He also downloads owners who bought land 5+ years ago
24. This shows who owns land in those hot subdivisions
25. Ray offers 40% of recent sold prices to these owners
26. For non-disclosure states, he collects comps from Redfin instead
27. His virtual assistant inputs property data from Redfin
28. Ray uses OffertoOwners.com to print/mail letters at ~60 cents each
29. He sends 10k-18k mail pieces per month, spending $8k-$12k on postage
30. His letter includes a cover page and the offer on page 2
31. Ray sends to each county in Florida, searching for subdivisions with 100+ sales
32. There are always lots of investors, but some will accept your offers if priced right
33. Sellers have financial or practical motivations to sell at big discounts
34. For example, Ray bought an oceanfront lot for $700 that was purchased for $150k
35. The seller wanted the tax loss this year so she discounted heavily
36. Ray started with $10k of his own money, buying and selling smaller lots
37. He tested his model in different counties and states to verify it worked everywhere
38. Ray bought land for $1,000 and resold around $2,300 until he had more capital
39. Private lenders will fund you if you get a good deal under contract
40. Post deals in Facebook groups to find funding partners to split profits
41. Ray was homeless when he came to America, so he knows how to bootstrap
42. He sold free items from Craigslist to save up his first $10k
43. Use Zillow, Redfin and ListSource to find vacant land opportunities
44. Ray's VA enters property data into a Google Sheet for lead tracking
45. He tracks owner info, address, notes, follow up activities in the sheet
46. Ray doesn't use any CRM, trying to keep expenses low
47. He uses real estate agents to sell the land, paying 6-10% commissions
48. The agents handle listing, photos, showing the properties
49. Ray lists his deals below market value to sell them faster
50. Before closing, he verifies the lot is not wetlands or flood zone
51. Ray also calls 3 agents to verify the min realistic sales price
52. This ensures he has enough room to make a profit after his buy price
53. There are always buyers and sellers, regardless of the economy
54. Sellers need money and are willing to take big discounts in recession
55. Ray's model works in any market because it is based on recent sales
56. He does not buy land with wetlands, flood zones, drainage issues
57. Ray requires road access and clear title before purchasing a property
58. At first he did his own closings but had title issues - now uses title companies
59. Ray sends to a wide variety of counties and states to test his model
60. Try a small county first, then expand. Compare response rates.
61. If you have a good deal under contract, investors like Joe/Ray will partner with you
62. Call sellers to negotiate prices lower than your initial offer
63. Ask "What's the best you can do?" multiple times and ways
64. Let the seller tell you their lowest price first, don't throw out numbers
65. If they offer too high, give a very low offer to anchor them lower
66. You can sense seller motivation and urgency on the phone
67. Consistent follow up with your leads will result in more deals
68. The direct mail generates leads automatically while you sleep
69. Landowners may need to sell for practical reasons like paying taxes
70. They would rather sell low than keep paying fees on an unused property
71. Ray uses ListSource, Zillow and Redfin for his land flipping business
72. He only spends money on postage and his virtual assistant
73. You can start for free picking up items on Craigslist to resell
74. Use a Google Sheet to organize and track all your leads
75. Call title companies and real estate agents to verify your deals
76. Only buy land that has access to utilities and road access
77. Failing to check land use restrictions can kill your profits
78. Sellers are more flexible in recession needing cash more urgently
79. The model works because it is based on recent sold prices
80. Adjust your offers down if the market drops to maintain your margins
81. Land will sell if priced right, regardless of market conditions
82. Talk to local real estate agents before closing to verify your ARV
83. Automate and systematize your business as much as possible
84. This lets you spend minimal time on land flipping to maximize profits
85. Outsource activities like marketing, closings, sales to other companies
86. Focus on your highest dollar per hour activities only
87. Start small and reinvest profits to scale up over time
88. You can find Ray on Instagram @virtualflip_land
89. He is willing to answer any questions people have on there
90. This business takes consistency over time, not quick riches
91. But with the right model you can generate passive income for years
92. Land flipping works in any market if you follow the numbers
93. There are always buyers and sellers out there
94. Adjust your model to changing market conditions when needed
95. Work smart, not just hard. Automate and outsource the rest.
96. Talk to sellers to negotiate best pricing. Don't just take initial offers.
97. Follow up with your leads consistently. Most deals come from follow ups.
98. Blind offers generate leads automatically, but nurture them after.
99. Check restrictions and access before buying land sight unseen.
100. This business model allows you to work just 1-2 hours a day.
Wow you're such a genius for summarizing this for us. Bless you and thank you!
What AI tool did you use to do that?
Bro Thank You!
There are so many people that are going to miss out on this video in 2023, there is tons of information out there, but this video here, *is absolute golden* 💯
Not me I’m all in 😂 this is like a video game ❤
Listening in from Belgium, closed +400 wholesale deals in Florida
I got so much value from this podcast with Ray. Can't thank you guys enough!
Now that was an informational video. Thank you for getting to the facts and not wasting any time. Great video sir 👍🏽
Thank you!
@@Joe-McCall Well done, this video is actually actionable.
Great story. Very efficient and smart way to run the business. Low overhead. Sales up, expenses down. Kudos
This video is pack full of so much gold. Thank you for sharing
This Video is Classic. I've watched it about 4 times. Both of you just had a smooth Conversation. Thanks so Much for Sharing 😊
hey joe, really like this video cuz u ask very basic questions to understand the whole thing and process so anyone can learned understand. . u ask straight simple questions and speacially you BRING YOUR SCREEN UP ONLINE SO WE CAN FOLLOW STEP BY STEP NOT ONLY JUST ASKING QUESTIONS. YOU DO BOTH. REALLY LIKE THIS ... THANK YOU.
Ray reminds me of David Goggins. Two guys who emerged from what could have despaired them, and rose to remind us of the greatest human resilience.
Great perspective!
Love it! Thanks Joe and Ray!👍
Our pleasure!
Golden nuggets. Thank you all for sharing your expertise.
Hello Sir, Scott from Vegas. Thanks for the info great stuff and informative.
Hello Joe, Robert listening from Dallas, Texas. Love the content! Proud Chicagoan-Italian Go Cubs!
This is pure G.O.L.D.!! What an inspiring story and way to do business.
This was awesome learned so much! I am trying to help my first seller sell a lot of land! Hopefully I have my first contract signed soon!
Just came across this video and it inspired me I’m all in on this
awesome!
This was a GREAT video, bro. It sounds too good to be true, but I'm going to put a few plays in motion with the methods you and your guest revealed to see what happens.
By the way, I have you course on wholesaling lease option agreements. You're an amazing teacher, bro. God bless you for your work.
Peace.
Thanks!
Wow. How did I not know about List Source? Great stuff in this vid. Thanks.
Glad it was helpful!
Paul hicks Tyler Tx...great informative podcast
Thanks
Nuts and bolts. This is fantastic, real value.
THANKYOU Joe, yes
Welcome
Zhang did what few humans will ever have to do. His story demonstrates the best of human traits. On Joe's face, I saw the same flash of respectful awe that crossed mine, as Zhang spoke of his homelessness and resourcefulness. Rocky isn't just a boxer. Sometimes he's a Chinese immigrant.
Not trying to take advantage.... I mail offer and then bring it way farther done. 😅
But super informative, I loved it
Thank you for this fellas! Are you double closing on these lots or do you assign them?
Great podcast here! I immediately cancelled all my CRM software right after I listened to this!
What is the best website to use to see if your land is in wetlands? Thanks
Try mapright and turn on the wetlands overlay
Thank you Joe and Ray for sharing
Amazing! Thanks so much to both of you
So he said he offers a blind offer when he sends a latter. But then, later also said he doesn't want to anchor with a price. So can you clarify when they get an official offer on price?
Great info thanks Joe & Ray
Our pleasure!
Watching from Minnesota
Awesome.
Hey! Great video, very informative! I was playing around with listsource and duplicated the first search you and Ray did for Citrus County. For the Solds in the last 90 days. I got a similar number of results 200+ (ish) and went to the next step to include the subdivision, etc. and the price for this same list for me shows $42.74 and it only showed $7.41 in the video. Same criteria, same number of properties (plus/minus a few). Have the prices for listsource searches gone up this much in the last few months? Or is there something I may be missing?
Was wondering the same thing - I just ran the same list to follow along and came to $32.19 - 168 properties. Wondering if Listsource changed their cost structure in the last 4-6 weeks.
@@dalvarad84 Mine came out over 30 cents per lead but it seems @joemcoll works out at 3 cents a record. Not sure what's going on. Will get on the phone with them and work it out.
So around the 11:15 mark when Ray talks about how he always uses a realtor to list his deals and finds out from them how much the realtor can conservatively sell it for: I don’t know a lot about realtors, so do they have access to a lot more information than just running comps myself and then listing it on a flat-fee MLS listing service?
They have access to the MLS. So they can list your property on the MLS, which has the largest audience for your deals. They do all the work of selling your property.
Hi Joe n Ray.. I am excited to get into Vacant Land Wholesaling. #TEXAS
How do you send a "blind offer" with a $ amount and then change the "blind offer" once you communicate with the land owner and there be not legal implications. There must be a way to structure the offer to avoid any legal issues. Do you know if Ray got a real estate attorney to write those verbiage?
Most likely got a real estate attorney
They’re not operating inside established boundaries. They’re trolling for desperate people willing to sell for pennies on the dollar. Vulture Capital
curious to know where you guys are finding your cash buyers, i understand you're at point now where you cash out but theres those who still arnt there and are using land delovopers to sell there deals to to im just trynna figure out where'd to best get that information
See who has bought property recently in that area. Also, call the Realtors who have sold properties recently... It's all online.
Good question
Very awesome video! What do you suggest when zillow shows a lot of sales, but listsource has no sales data for that county.
Well this is an interesting thought. I’ll have about $7k to use about a week from now.
Very Helpful! Thanks guys
i wish joe asked what his response rate on the blind offers was
How do you price vacant land?
You look at active and sold comps nearby
Why was the last market sale date 1900-2017?
You have to pick a start date, so I picked 1900.
Thabks for bringing ray great content
In San Diego - Joaquín
Listening to u- thanks
I found a potential big deal in VA. I'm still fairly new and wanted to know if i could go the JV wholesaling route with you or another land wholesaler? I the lot is priced at a couple million, but the lot has a couple acres to it and is already zones for planned housing development. Would really like help in getting the deal in front of a builder to see what they would purchase it for.
Joe always has great info to share! Johnny, if you ever need help looking at deals or funding your project(s), I’d be more than happy to have a conversation.
Joe, thanks for doing this interview with Ray. Very enlightening. Ray has a great system. If I have it correct, the second list 1900 - 2017 is the marketing list for inventory. Perhaps I missed it, but he says he offers 40%, but 40% of what value? And where is that generated?
Are you guys offering 40% of what they paid for the property?
I’m assuming 40% of current retail value but maybe Joe could confirm.
@@Pccart1121 Somehow I don't think that is the answer. "Retail" is a pretty subjective term. Zillow, or Redfin estimates are not really reliable. Their algorithms have been way off in my experience. Hoping someone will chime in here to clarify. ;-)
Edit: Just wondering, is this a pay to play question?
We pay 40-50% of retail value of the land. You offer 40-50% of the average retail price in the subdivision. Reach out if have anymore questions.
@@philmarsh3024 Thanks for the reply. Not to be disrespectful, but your answer to my question is circular logic. I am asking how does one determine "retail value" within the system being taught in this video? Are you basing it on sales from the past 3 or 6 months within subdivision?
In particular, how does one automate the valuation process to send out 10k direct-mail blind offers per month?
Ray doesn't seem like a guy to get hung-up on details, but please explain what tool(s) (Web Apps?) and how they are used to generate a reasonably accurate "retail" value from which to derive the blind-offer included in the workflow to produce letters and contracts?
@Elena Reis He did? I didn't catch that. I guess I have to listen again. No wonder there are people reacting angrily to his blind offers if they are coming in at 40% of what they paid twenty or thirty years ago. Although it is probably a very safe number... at least to start at.
Have u guys ever done so cal? Are codes tougher? I live in San Diego , should I look outside calif for land? Easier?
Hey, Joe, my name is Hayward Cole Jr. I'm in Decatur, Ga. and I found a lot in Covington, Ga. listed for 50k(found on Zillow) I was wondering outside of lowballing the offer, what or how should I approach this lot for ownership? It's 8 Acres and I was thinking of buying and holding for developers to come I was also thinking of sub dividing then selling but I need to look further into/property
How many days is enough to close on a land deal?
What was this guys mentor who he started working with? Sounds like he left that info out.
Brent Bowers - th-cam.com/video/S9oPUiSE5IE/w-d-xo.html
Because Ray is selling his mentorship so of course won't disclose who he learn from
How do you deal with Texas or other non-disclosure states? Even on Redfin it doesn't usually show accurate sale price
You mainly use active listings for your comps. You want to make sure yours is the cheapest when you’re selling it.
Great content
What’s the name of the guru he follows with the big deals not bower?
I was thinking the same thing but he kept that to himself. 😂
Brett Bowers
@@jbhllc4222 Brent Bowers - th-cam.com/video/S9oPUiSE5IE/w-d-xo.html
I swear Ray is a data science guy...how he explained how he went about this screams data science.
Can anyone join your simple land flips fb group or do I need to sign up with your course?
Arizona
???
Where is Ray dispoing his deals so quickly?
Mainly his buyer's list and he is using realtors.
Thanks that's was amazing
I am from Texas. Comfort
Hi, Jesus, from LA CA
Hello, if u need any land inspections done in eastern pa. Let me know. Thanks.
Cool, thanks
If I got a vacant land lot and have it under contract and I get a cash buyer that’s sends a purchase agreement, how do I assign my contract to the buyer??
I'm trying to know the same thing have you figured it out?
You would send your own assignment contract to the end buyer. If a buyer sends you theirs to be quite frank they would not need you when the end buyer can send that to the contract to the seller. The buyer may think you are the seller.
Who is the guy that Brent Bowers recommended to Ray?
👍💚
back at ya
Hi, from fortworth tx
Who gets list source to pull up a small list like they showed, so you can get subdivisions. ListSource has a $50.00 minimum and will not let you pull a small COMP list:? Something missing in this interview!
Joe said Prycd and PropStream can pull this comp list too, BUT no sub-division breakdown on these sites.
How is your listsource data so cheap? Subdivisions is also not free for me
That's what I'm seeing. I did the exact same search and mine was $42 range and the one in the video was $7 range. Subdivisions is not free for me either.
$2/hour VAs? I think not. Who was the mentor whose name he didn't mention?
OnlineJobs.ph - you can find them there
👍🏾👍🏾👍🏾
❤️
The only teenage that can legally enter into any type of a contract is an 18 year old.
Yet some people are saying there 15 and 16 years olds are doing this ?
Perhaps the teens are doing the grunt work . Mom or dad are entering into the actual contract and closing the deal
Congratulations! What direct mail company are you using? And how do you make individual offers on tons of different mail.pieces?
My brotha, how can one be sure this industry wont be saturated in 5 yrs
Well, guess you could make 5 m in the interim to find out?
@@chasvonplatten1298 u know it. absolutely
@@BibleSamurai There you go! I'm going to watch you do it brother!
It might, it might not be. I’d say build a competitive advantage before that day comes, then competition would be irrelevant.
This isn’t actually that new of an investing strategy… just because this is the first time you’ve heard of it. Plus, there are millions of vacant lots out there. And still very few investors competing for them.
Joe , would you be available to do a 1 on 1 strategy call with me please?
are you a student?
Try to answer live working 2 hours a day????!!!!
🤑👍
Mr Joe, I am so eager to start flipping land. However, I have not been doing so well financially as of now. I'm barely getting by. I've come across a land flipping program that makes an average of 6 to 7 figures every single time, but I can't afford the 3 grand to get started as of now. I was wondering if you've heard of Vestright.?? I'd love to hear you talk about their strategy and how, or why they make so much..$$ If you have any way you could help me out, maybe advice on how to make a few thousand to get started, I'd so appreciate it.! Appreciate your content.!
Great content however paying a VA 2 dollars an hour while you earn thousands is crazy. It would be best to realize that your VAs have families to feed.
Why does ray have to lie about how much he pays his va? There are no $2hr vas so that made me distrust him from the get-go
UPDATE: my research on Ray Zhang after receiving an offer letter shows he has no actual presence on LinkedIn, on BBB, no working website, and the LLC registered with the state of Florida is inactive. So what happened to Ray? Is he operating in the margins and avoiding taxes?
Ray is still doing tons of deals. I talk to him a lot. I don’t know how he’s doing his deals - in an LLC, in his own name, in another LLC, in a S Corp, with partners, etc... It’s none of my business (or yours). And what’s wrong with trying to avoid paying more in taxes than you have to? Everyone should be trying to do that. And again… what does it matter to you personally? Throw his offer away if you don’t like it. Ray is one of the good guys.
@@Joe-McCall One last thing: If you put the Land Pro USA LLC on your letterhead and in your signature, you’d best be sure the LLC shows up as an actual business. This is how legitimate business is conducted in the state of Pennsylvania.
enough with all this land stuff already can we go back to houses
Nah
agree
Your sleep land is better and easier
Lol
Go ahead, no one is stopping you.
Lewismenifieldftworthtexas