Show Notes: https://retipster.com/228/?utm_source=youtube&utm_medium=social&utm_campaign=podcast&utm_content=jL-Fcuesv9I In this episode of the REtipster Podcast (EP228), I talk with David Hansen, Arturo Paturzo, and Emanuel Wijkhuisen, three real estate investors who teamed up to take on a high-stakes land entitlement project in Alabama. This deal was originally meant to be a simple land flip, but they quickly pivoted into a full-scale platted subdivision. They faced many challenges: a shady real estate agent, a ghosting engineer, hidden wetlands, last-minute developer surprises, sewer quotes jumping by $150K, and even a paved road that mysteriously appeared just before closing. We dive deep into their process, what they learned, and how they turned a risky $250K investment into nearly $600K in profit without ever building a thing. If you're curious about how land entitlement deals work, how to work with builders and developers, or want to hear a wild real estate story packed with lessons, this one’s for you! 0:00 - Introduction to guests and project 1:31 - How the land deal started 2:53 - Building the partnership from Italy 3:43 - Finding and onboarding David Hansen 5:01 - Fighting a bad real estate agent 6:19 - MLS listing surprise 7:05 - Contract flaws and their ripple effects 8:26 - Unfair agent commissions 10:18 - Project timeline and delays 11:52 - Total cost and risk factors 13:13 - Builders and buyer confidence 14:42 - Choosing the market 15:26 - Engineer ghosting and recovery 17:13 - Contract improvements 18:25 - Designing the plat map 20:11 - Lot pricing and developer profit 21:24 - What developers buy 23:00 - Developer vs. contractor 25:49 - How builders profit 26:58 - Wetlands impact 28:41 - Inaccurate wetland data 31:46 - Soil types and red flags 34:24 - Choosing the right builder 36:17 - Zoning and entitlements 38:17 - Dealing with public opposition 41:46 - Sewer fees and setbacks 44:00 - Handling unexpected cost disputes 47:45 - Would they do it again? 49:39 - Future entitlement deals 51:54 - Who should avoid entitlement deals? 53:05 - Surprise paved road problem 56:15 - Lessons learned 57:34 - Where to connect with the guests *🙋🏻‍♂️ Get the REtipster Newsletter (It's FREE)!* https://welcome.retipster.com/newsletter/?utm_source=youtube&utm_medium=social&utm_campaign=shorts&utm_content=code *🚀 Land Investor’s Action Plan (Free 5-Day Course!)* https://welcome.retipster.com/5-day-email-course/?utm_source=youtube&utm_medium=social&utm_campaign=podcast&utm_content=jL-Fcuesv9I *⚠️ Land Buyer’s Survival Guide (Free 5-Day Course!)* https://welcome.retipster.com/survival-guide/?utm_source=youtube&utm_medium=social&utm_campaign=podcast&utm_content=jL-Fcuesv9I *👉 10X Your Income from Land Investing* https://welcome.retipster.com/webinar-invite/?utm_source=youtube&utm_medium=social&utm_campaign=podcast&utm_content=jL-Fcuesv9I *😀 Join the REtipster Forum!* https://forum.retipster.com/?utm_source=youtube&utm_medium=social&utm_campaign=podcast&utm_content=jL-Fcuesv9I *🛠️ All My Favorite Tools and Resources 🛠️* https://retipster.com/resources/?utm_source=youtube&utm_medium=social&utm_campaign=podcast&utm_content=jL-Fcuesv9I #landinvesting #landflipping #realestatestrategy #landdevelopment #entitlementdeals #realestateportfolio #landbuyingtips #realestateinvestor #landflipper #REtipsterPodcast #selfstorageinvesting #rentalproperty #landsubdivision #rawland #realestatechallenges