How to Make $50K Flipping Land Without Holding It
Derek Bourgeois explains double closing as a legal real estate strategy where investors take title to property and sell it quickly for profit, distinguishing it from wholesaling assignments which are facing regulatory scrutiny. The episode covers negotiation tactics, deal structures, and how double closing works across different price points and markets.
Summary
The podcast discusses double closing in land investing, positioning it as a distinct strategy from wholesaling assignments. Derek clarifies that double closing involves actually taking title to a property and then reselling it (same day, next day, or within 90 days), versus wholesaling where investors assign contracts without ever owning the property. The key legal difference is that double closing involves real financial risk and ownership, while assignments have faced legislative challenges in states like South Carolina and North Carolina, particularly when assignment fees are involved.
The negotiation process is detailed extensively. When sellers reject initial offers, Derek employs a three-option pitch: (1) a low cash offer ($50K), (2) a middle offer with extended timeline ($70K for 90 days with free improvements like septic testing and surveys), and (3) listing with a realtor (showing the costs and extended timeline). He emphasizes getting sellers to commit to any number under retail value by getting contracts signed first, then conducting due diligence to identify issues justifying further price reduction. The strategy uses tangible evidence (drone photos, flood zone reports, slope analysis from Land Portal) to support renegotiations.
Derek explains that the 90-day closing window is critical, and offers a safety net to sellers: if the property doesn't sell in 90 days, they receive all improvements done (surveys, clearing, septic approvals) at no cost. This removes seller risk while creating investor urgency. For larger deals ($400K-$500K+), the strategy works even better because bigger margins exist and sellers are more receptive to longer closing periods (120-150 days) needed for expensive land to sell.
The discussion addresses regulatory concerns and gray areas around marketing properties not yet owned, noting that using flat-fee brokers and realtors helps navigate these concerns. Double closing is presented as a tool that must be in every land investor's toolkit, particularly when targeted responses are low or when entering competitive markets where offering higher percentages of retail value (60-70%) can generate leads.
About this episode
<p><strong>Want to quit your job and build a real land investing business?</strong></p><p><strong>👉</strong><a href="https://landportal.com/subscriptions?a_aid=LandInvestingOnline&a_bid=9e9b000b" rel="ugc noopener noreferrer" target="_blank"><strong>Land Portal</strong></a> gives you access to the fastest-growing land software <em>plus</em> <a href="https://landportal.com/subscriptions?a_aid=LandInvestingOnline&a_bid=9e9b000b" rel="ugc noopener noreferrer" target="_blank"><strong>Land Portal University</strong></a>, where we walk you step-by-step through getting your first land deal.</p><p>🎯 Looking for <strong>1-on-1 Land Flipping or Subdividing coaching</strong>? Schedule a <a href="https://landinvestingonline.com/pages/consultation" rel="ugc noopener noreferrer" target="_blank"><strong>FREE strategy call</strong></a> here.</p><p><br /></p><p>================================</p><p>In this episode, Ron sits down with land investing coach Darrick Bourgeois to break down how double closing works and how investors can use it to secure larger profits. They discuss the differences between double closing and wholesaling, how to negotiate with sellers who want retail prices, and how to use due diligence to find issues that justify a lower offer. </p><p><br /></p><p>If you want to learn how to use double closing to secure bigger land deals and increase your profits, this episode is for you.</p><p><br /></p><p>================================</p><p>SOCIAL</p><p><strong>Ron's Instagram </strong>📸:<a href="https://www.instagram.com/ronapke/" rel="ugc noopener noreferrer" target="_blank"> <strong>https://www.instagram.com/ronapke/</strong></a></p><p><strong>Dan's Instagram </strong>📸:<a href="https://www.instagram.com/danielapke/?hl=en" rel="ugc noopener noreferrer" target="_blank"> <strong>https://www.instagram.com/danielapke/</strong></a></p><p><a href="https://www.instagram.com/danielapke/?hl=en" rel="ugc noopener noreferrer" target="_blank"></a></p><p>================================</p><p><strong>TIMESTAMPS:</strong></p><p><strong>00:00 </strong>– Intro</p><p><strong>00:34</strong> – What is Double-closing?</p><p><strong>04:10</strong> – The state of wholesaling</p><p><strong>07:04</strong> – Realtors & marketing</p><p><strong>10:06</strong> – Double-close pitch</p><p><strong>18:39</strong> – Negotiating the deal</p><p><strong>22:52</strong> – Darrick's new strategy</p><p><strong>25:36</strong> – Navigating the friction</p><p><strong>32:39</strong> – Due Diligence proof</p><p><strong>37:05</strong> – High ticket Double-close</p><p><strong>40:33</strong> – Outro </p>
Key Insights
- Derek argues that wholesaling assignments are being legislated against because of low barrier to entry and repeated abuse by bad actors offering multiple contracts on the same property, whereas double closing involves real ownership and financial risk that states find less problematic.
- Derek claims that getting a seller to commit to any number under retail value by signing a contract first (even if imperfect) is superior to attempting detailed negotiations before signing, because it prevents sellers from receiving competing offers while due diligence is underway.
- Derek contends that presenting sellers with a three-option comparison (cash offer, extended timeline offer, or realtor listing) makes his middle offer appear more attractive by showing the true costs and timeline of alternatives, including realtor commissions and extended market sitting.
- Derek states that large property double closing deals ($400K+) are easier to execute than small deals because bigger profit margins exist, sellers are more motivated by larger dollar amounts, and extended closing timelines (120-150 days) are more acceptable for expensive land.
- Derek asserts that improvements made during the 90-day period (surveys, septic tests, clearing) should be offered to sellers at no cost if the property doesn't sell, which removes seller risk and transfers urgency entirely to the investor.
- Derek argues that finding tangible evidence of property issues (slope data, wetlands, flood zones, buildability reports) before renegotiating price is essential because sellers cannot dispute documented facts, unlike subjective price pressure.
- Derek claims that using flat-fee brokers or realtors to market properties navigates gray legal areas around marketing properties not yet owned, while providing a professional buffer that helps protect against regulatory concerns.
- Derek states that double closing should be a foundational tool in every land investor's toolkit used opportunistically, such as when marketing response rates are low or when entering competitive markets with higher offer prices (60-70% of retail).
Topics
Transcript
All right, everybody, welcome back to the Land Investing Podcast. Super excited to have one of our coaches on with me today, Derek Bourgeois. Derek is in the weeds every single day in this business. Today, we're talking about double closing. It's something we haven't talked as much about recently. I think with hot topics like subdividing, with AI, with all these different things, we've ignored some of the strategies that work so darn well still in late 2026 going into 2027. Derek, welcome to the show. Yeah, thanks for having me. It's been a while since I've been on, so I'm excited to be back in the saddle here with y'all and excited to get into it. Let's first…
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