Hey everyone! I'm new here and relatively new to the business. Wanted to get thoughts around what everyone has experienced as a land operator. I like that we can work across any state/county that makes sense, but is it better to stick with a few counties/states and form a team (surveyor, realtor, title agent, etc) in those specific areas? Any thoughts or guidance would be greatly appreciated.

We're going deep on the full dispo system: how to score your market, decide your exit before you sign, build a broker system that actually moves inventory, diagnose a stuck listing, and recycle capital so you can keep scaling. Some of the top names in the industry are joining us tonight. It's going to be a great room. If you're already registered: We've sent the calendar invite, if you haven't gotten it, send me a DM and I'll get it to you. If you haven't grabbed your spot yet, it's $9. Register here → https://landman.io/dispo-workshop?utm_source=skool&utm_medium=community See you tonight, Clay

I sat across from a 71 year old farmer last month who has owned his ground for 40 years. He looked at me and said, "I don't know what I'm going to do with it." His kids live in Denver and Austin. Neither one is coming back to run the place. The reality is that he is not alone and the numbers back it up. $24 trillion of farmland will change hands by 2044. The average farmer is 58, half retire in the next decade. Read that again. A massive supply of land is about to hit the market, held by people who are tired, aging, and increasingly without an heir who wants the dirt. That's not a problem, that's a setup. Here's the part that matters: this land moves quietly. Off-market, to whoever is capitalized and ready. The top 1% already holds 32% of all U.S. wealth and it keeps climbing because they own real assets while everyone else watches. The dividing line isn't income or education, it's ownership. 25-30% of this transfer is projected to go to investors. The only question is whether you're one of them. The investors who capture this are the ones who close fast, move clean, and recycle that capital back into the next deal. That's what dispo does. It's not the exciting part, it's the part that determines whether you stay in the game or get priced out of it. Monday, June 29th at 7 PM ET, I'm running Dispo Decoded, a live workshop on the disposition system that keeps your capital moving so you can actually act when the opportunity shows up. Remember to register: Dispo Decoded Registration #DispoDecoded. See you there!

Hey Clay! As I scale my texting from 25k to 50k per month, I’ll need to be active in several markets at once. For double closings, what’s the best way to find one solid realtor who can cover an entire state for me? Curious what best practices you’ve seen & do for that. Thanks!

One county: land clears in ~40 days. One county over: the same parcel sits 120. Same buy price. Same spread on paper. The county decided you'd win or lose before you started. If you've ever bought a deal in a market you never liquidity-checked, bookmark this. 3 steps to read a county before you spend a dollar marketing it: 1) Confirm it's alive (and you can price it) Active supply 25–250 → below 25 you can't price it, above 250 your listing gets buried Sell-through rate → a smooth ramp (~10% → 30% → 60%) = real demand; spiky = seasonality Gini under 30 → tight prices mean you can mail blind offers; scattered prices mean call-only (You can get this from Landinsights) 2) Find the demand theme, not just one good band Read the map first → rooftops = infill, open land = rural rec Cycle the acreage bands → hunt where STR + volume + price all light up Set the buy box → acreage range + a price ceiling ($25K–$250K sweet spot) 3) Run the avoid list Skip the obvious metro-adjacent counties everyone already mails Skip oversupply (600+ actives) — even "hot" buries your listing Skip inventory mismatch — don't chase 500-acre ranches in an infill county You can't out-hustle a county where land doesn't move. You're not picking land — you're buying into a liquidity pool and choosing how illiquid you're willing to be. P.S. — I'm teaching the full county-scoring system live on June 29. Register here: https://landman.io/dispo-workshop?utm_source=skool&utm_medium=post&utm_campaign=dispo-decoded&utm_content=land-investors-suck-picking