Show Notes: https://retipster.com/260-jb/?utm_source=youtube&utm_medium=social&utm_campaign=podcast&utm_content=7IR9bRU8zRs A few years ago, JB was running a 7-figure land investing business built almost entirely on direct mail and blind offers. Now? Things have changed. In this episode, we talk honestly about what’s not working in land investing anymore, why “send more mail” isn’t the answer, and how JB pivoted from small land flips to large subdivide deals and million-dollar acquisitions. We talk about tighter margins, rising competition, double-closes, ROAS collapse, and the uncomfortable questions most land investors are asking privately but not publicly. This isn’t hype. It’s a real conversation about adapting your real estate strategy when the market shifts. If you’re a land investor, thinking about getting into land flipping, or questioning your current business model, this episode will give you a lot to think about. 0:00 - Intro 0:15 - JB returns to the podcast 1:39 - Not a hype episode 2:33 - What used to work in land 3:29 - Direct mail & blind offers 6:16 - 30 investors on one seller 7:29 - Are investors going under? 8:21 - Shift toward big subdivides 9:12 - The problem with double closes 14:28 - ROAS collapse explained 15:51 - $10K+ on cold calling 18:15 - Three choices: quit or pivot 20:10 - Millionaires don’t debate tactics 21:18 - $5M in land inventory 27:02 - Buying a $2M ranch 31:50 - Cutting expenses & team 33:50 - “Send more mail” debate 36:26 - Raising offer percentages 42:14 - Would I recommend land today? 54:00 - Why I bought self-storage 1:02:17 - Would I ever quit land? 1:04:53 - Questions to ask gurus 1:16:43 - Partnerships as the future #landinvesting #landflipping #realestatestrategy #landdevelopment #realestateinvesting #retipsterpodcast #directmailmarketing #subdividingland #selfstorageinvesting #cashflowfromland #realestateportfolio #landinvestor #realestatebusiness #entrepreneurship #financialfreedom *📊 Manage Land Deals Like a Pro with Stride CRM* https://go.retipster.com/stride/yt-7IR9bRU8zRs *Land Portal: The Data Edge Every Land Investor Needs* https://go.retipster.com/landportal/yt-7IR9bRU8zRs (REtipster Affiliate Link) *🙋🏻‍♂️ Get the REtipster Newsletter (It's FREE)!* https://welcome.retipster.com/newsletter/?utm_source=youtube&utm_medium=social&utm_campaign=podcast&utm_content=7IR9bRU8zRs *🚀 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=7IR9bRU8zRs *⚠️ 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=7IR9bRU8zRs *👉 10X Your Income from Land Investing* https://welcome.retipster.com/webinar-invite/?utm_source=youtube&utm_medium=social&utm_campaign=podcast&utm_content=7IR9bRU8zRs *😀 Join the REtipster Forum!* https://forum.retipster.com/?utm_source=youtube&utm_medium=social&utm_campaign=podcast&utm_content=7IR9bRU8zRs *🛠️ All My Favorite Tools and Resources 🛠️* https://retipster.com/resources/?utm_source=youtube&utm_medium=social&utm_campaign=podcast&utm_content=7IR9bRU8zRs