LAND INVEST CORP – DEAL FLOW
At Land Invest, we run a repeatable, documented acquisition process designed to source, evaluate, and exit land deals efficiently. We acquire land exclusively through tax-defaulted auctions, and every parcel is tracked through a structured workflow from initial sourcing to resale.
This page provides a quick walkthrough of our internal process, including our deal pipeline, due diligence checklist, and an example parcel case study.
Deal Pipeline
Our deal flow is organized into a simple pipeline so every parcel is tracked from initial sourcing through purchase and resale. Each deal moves through clearly defined stages, with notes, supporting documents, and next actions assigned to the team.
Tax-defaulted auction pipeline stages:
- County List Pulled
Preliminary Filter (Criteria Match) - Diligence In Progress
- Underwriting & Max Bid Set
- Auction Ready (Final Review)
- Bid Placed / Auction Live
- Won Auction
- Payment Submitted / Confirmation
- Deed Processing (County)
- Deed Received / Ownership Verified
- Listed / Marketing Live
- Under Contract
- Sold / Completed
This structure ensures we stay consistent, move quickly, and always know the status of every active deal.
Due Diligence Checklist
Before we bid on any property, we run a standardized due diligence checklist to confirm the parcel is marketable and matches our acquisition criteria. This checklist is designed to reduce risk, improve speed, and ensure we can confidently resell the property.
Key diligence items include:
- Parcel & Ownership Verification
- Zoning & Use Restrictions
- Access (Legal & Physical)
- Topography / Buildability
- Flood, Wetlands, and
- Environmental Flags
- Utilities Review
- Water
- Septic/Sewer
- Electricity
- Market Comps & Exit Strategy
- Pricing & Margin Review
- Sales/Marketing Readiness
Every parcel we move forward with is supported by documented diligence and a clear plan for the exit.
Example Parcel Case Study
Below is an example of how we evaluate a parcel from acquisition to exit. Each case study includes the purchase rationale, supporting diligence, and multiple exit paths.
Example Deal Overview
- Property Type: Vacant Land
- Market: [City, State]
- Parcel Size: [Acreage]
- Acquisition Type: Tax-defaulted auction purchase
- Strategy: Bid at or below assessed → document diligence → resell for cash or seller financing below market value
Why We Purchased This Parcel
We pursued this parcel because it met our core criteria:
- Strong demand for affordable land in the area
- Clear zoning path and practical use cases
- Clean diligence with no major red flags
- Multiple resale angles (cash buyer or monthly payments)
Exit Options We Consider
We typically evaluate more than one exit path before bidding:
Option A — Cash Resale
- List the property at competitive retail pricing
- Target buyers looking for a straightforward purchase
- Fast turnaround and clean closing
Option B — Seller Financing
- Offer affordable monthly payments to expand the buyer pool
- Increase total sale price over time
- Create predictable cash flow while maintaining strong margins
Option C — Alternative Buyer Use Cases
Depending on zoning and the area, we may market to buyers looking for:
- RV use
- Tiny home plans
- Long-term hold / recreational use
- Future build potential
What This Means for Partners & Investors
Our process is built to be:
- Repeatable (documented steps, consistent execution)
- Scalable (pipeline visibility + checklist-based diligence)
- Efficient (fast decision-making, clear exit paths)
- Risk-aware (structured diligence and market validation)
SERVICE PROVIDER STACK
To support a secure, compliant, and scalable acquisition and investor experience, Land Invest uses (or is actively evaluating) a vetted stack of third-party service providers across infrastructure, payments, compliance, and transaction execution.
Third-party providers used or contemplated:
- Blockchain / e-signature / Token Mechanics — DigiShares Inc.
- Payments / Banking / ACH / Escrow — Mercury.com and Meow.com (Grasshopper Bank)
- KYC / KYB / Sanctions Screening — Sum and Sumstance Ltd. (UK) (“SumSub”)
- Accredited Investor Checks — VerifyInvestor.com
- Cloud / Hosting — Kinsta
- DevOps / Monitoring / Security — ReToolkit
- Data / Analytics / CRM — Google Analytics and Plausible
- Legal / Compliance / Tax — Allomer Law Group
- Transfer Agent / Registrar — Land Invest Corp
- ATS / Secondary-Liquidity Partners — Texture Capital + more TBD
- Marketing / PR / Creative — Ninja Promo / Growth Turbine
- Customer Support / CX — TBD
If you’d like to learn more about our acquisition strategy or review additional case studies, reach out anytime.
