Unlock 7 Secrets to Successful Land Wholesaling and Scale Your Business

John Harcar (00:01.1)
Hey guys, welcome back to our show. I’m your host, John Harcar, and we’re here today with Alan Rooster Vance, and we’re going to talk about scaling through land. Remember guys, here at Investor Fuel, we help real estate investors, service providers, I mean all real estate entrepreneurs, 2 5X their business by providing tools and resources to help build the business you want to build, to live the life you’ve always dreamed of. I don’t know if I call you Alan or Rooster, but I’m going go Rooster. Welcome to our show.

Rooster Vance (00:07.956)
Come on.

Rooster Vance (00:11.529)
Sure.

Rooster Vance (00:28.564)
Come on. Hey, when it’s real estate, it’s Rooster, baby. know, it’s all about that branding.

John Harcar (00:32.184)
Beautiful. I love it. Yeah. And I’m very, interested to get into this topic about land and scaling through land. It’s something that I’ve looked into before. And I know that it’s another way to make a lot of good income. But before we talk about all that, tell our audience a little bit about you, where you came from, how you got into this game of real estate, and what got you here.

Rooster Vance (00:38.773)
Mm-hmm.

Rooster Vance (00:50.111)
Yeah.

Yeah. Hey, I’ve been, you know, in real estate about 10, 11 years as a whole, you know, but it was kind of a rocky ride to get to land. And I started out as an entrepreneur and owned a, you know, a couple of small businesses in my twenties and thirties. but by the time I got to my mid thirties, I was just scratching my head going, you know, how, how to get out of this kind of nine to five thing. And, and I decided to get into real estate. And as I was getting my real estate license, you know, I found wholesaler.

John Harcar (01:20.654)
Mm-hmm.

Rooster Vance (01:20.766)
Well, it turns out I did a wholesale house deal before I even, you know, passed the real estate exam, which I did pretty soon thereafter. But, you know, I just got pretty addicted to wholesaling. So I didn’t do a lot of, you know, retail realtor work, although I held a license for a few years. I did represent some clients, whatnot. But heavy in the house wholesaling. Got to a point where I was flipping houses, had a little remodeling company here in Austin doing that.

John Harcar (01:25.315)
He he.

Rooster Vance (01:45.405)
But you know a few years ago. I kind of hit another wall You know I was a little bit burned out on the houses and flipping I I Didn’t really you know I didn’t take the opportunity to scale it correctly I think when I could have you know and and so I started seeing some of my friends have a lot of success in the land You know and I’m from the country, I’m like hey, man. I know land They started talking about their land deals, and I understood all of it. I’m like you know what I’m gonna start looking into some land so

John Harcar (01:51.502)
Mm-hmm.

John Harcar (02:11.713)
Sure.

Rooster Vance (02:12.657)
Did a little bit of land marketing, wholesale a few land deals and never looked back. It’s been three or four years. And today what I want to talk about is how the power of wholesaling to get you started, just like in houses and land, it can scale up. We went from wholesaling land for a couple of years to now we’re closing on large rural acreage and we’re subdividing it. We’re raising money to do that and we’re having a lot of fun doing it. And so, yeah, that’s what I wanted to talk about today.

John Harcar (02:26.828)
Mm.

Rooster Vance (02:42.204)
My goal is to subdivide, you know, thousand acres this year, really, and into 10 and 20 acre tracks, right? So we’ve got investors that are buying notes at the table for us so that we’re able to exit with seller finance in many cases. We’ve got my disposition set up through my nocreditland.com and my TikTok and social media driving a lot of traffic there. So we’ve got a special thing going with the Rooster Vance brand. And it really is a brand, you know.

John Harcar (02:58.861)
Mm-hmm.

Rooster Vance (03:12.027)
People called me Rooster when I was younger, but when I decided to position myself in land, I knew I wanted a strong brand. And so I was about to go Alan Vance, and then I kind of delete, delete, delete, Rooster, enter. And it kind of just happened like that. And so that’s another thing I want to talk about in branding, know, taking a chance and being vulnerable, putting yourself out there on social media and really trying to be original has really helped me in my journey to really get a lot of momentum going.

John Harcar (03:12.149)
sure.

John Harcar (03:39.084)
Sure.

Rooster Vance (03:41.253)
quickly, you

John Harcar (03:42.637)
Okay, so let’s go back a minute. You said you had some other businesses and then you decided to get into real estate. Is there something specifically, maybe someone you knew, an influence from you, something that pushed you to real estate?

Rooster Vance (03:46.649)
Mm-hmm. Mm-hmm.

Rooster Vance (03:52.783)
Mm-hmm.

Rooster Vance (03:57.339)
Yeah, when I was 18, before I went to college at Texas Tech, I actually took my real estate classes and thought about getting into real estate then. And it was because I had some very successful friends and their parents coming up where I grew up. They were in real estate and I took notice of that very young. But that same year, kind of 17, 18, I lost a brother and a father. And so this took me off of my path for 10 years.

John Harcar (04:15.841)
Right.

Rooster Vance (04:26.008)
I know there’s a lot of guys out there that feel like they’re making up for lost time, right? Or they’re, you know, they’ve wasted years of their life. And so this was me, but it wasn’t anything that I could help. You know, looking back 10 or 15 years of my life, I was off path and I had to get myself back. And so for me finding real estate again in my mid thirties, getting back on that track and, really starting to heal from things that I never healed from, as you know, from those things that happened to me.

John Harcar (04:53.534)
Right.

Rooster Vance (04:53.859)
So my real estate journey and my kind of healing journey is intertwined. And I’ve shared that, you know, in the last few years on social media, like I said, those vulnerabilities and just putting myself out there. And that’s why I’ve been able, I think, to make a connection. And I’ve been blessed, you know, with viral content on social media that’s helped me pick up a big following. so it’s been a journey. you know, I had to pick myself up and keep going so many times, but it was real estate that made sense.

John Harcar (05:22.7)
Hmm.

Rooster Vance (05:24.072)
And I think all roads lead to real estate for everybody because even if you make a ton of money in another industry, what do you do with it, right? You’re back in real estate. So at one point I thought, hey, yeah, yeah, exactly. So for me, it was real estate and it was the only really way that I ever saw that I could build wealth, know, long-term wealth, generational wealth. I didn’t see any other way.

John Harcar (05:31.157)
bright yeah yeah do you put it do you put it in the market or do you put it in real estate

Rooster Vance (05:49.4)
So here I am, know, in mid 40s now and I’ve got a great thing going. But yeah, you know, we all felt like we’ve been through the wringer. You know, we’ve had to get back up and going again. That’s one of the things with real estate and real estate investing. if you stick with it, then it’s always going to come, you’re always going to come out on top. So yeah, you know, we got going and wholesaling. So.

John Harcar (06:08.621)
Right.

John Harcar (06:12.525)
Nice. Yeah, you said you did a wholesale without even knowing that you did a wholesale. Tell us a little bit about that.

Rooster Vance (06:18.049)
Well, was, you know, I taking my real estate classes and I was, and I saw somebody on Facebook, you know, some group in my town and they put, you know, I’m having a garage sale. I’m behind on my payments. I think I’m going to get foreclosed on. I need to have a garage sale. She put that in for information I had, and I knew a little bit about wholesaling and I knew that I was going to have my real estate license soon. So it’s like, okay, this is my, I’m going to go talk to this lady. So I went to the garage sale, right? And I said, Hey, you know, I’m in.

I’m about to have my real estate license, but I think I could help you sell this house. And I really didn’t know what I was talking about, but she said, yeah, this is what I owe. Just straight up told me, this is what I owe. If I can get some money to move and pay this off, I inherited this house and I can’t afford it. I want to move to a smaller, cheaper house in another town. Perfect. Went home, ran the numbers, was green as hell. But I’m like, OK, I think that there’s some money here. So I’m like on this Facebook, right? Investor Underground, Austin.

John Harcar (07:09.365)
You

Rooster Vance (07:17.428)
this Facebook group. joined it 12 years ago, which I’m a moderator and a good friend of the founder Dan Castro now. But back then I joined the group. post something. An agent from Net Worth Realty texted me. He said, hey, I’ll help you walk it through it. I’ll pay you five grand if it works out and we’ll get a deal under contract and I’ll buy it. And that’s what happened. We went over there the next day, signed an assignment for five grand on the hood of his truck out front.

John Harcar (07:23.767)
Mm-hmm.

John Harcar (07:38.509)
Nice.

Rooster Vance (07:43.89)
He did a deal and he probably made a lot of money, but I made five grand and they closed it in two weeks. And so now I’m in real estate, baby. I’m like, I, you know.

John Harcar (07:51.562)
I love, I love clothing contracts, signing contracts on hoods of cars, man. There’s something about that, right? It’s just, it’s, know, so did you do any traditional real estate deals?

Rooster Vance (07:56.319)
Yeah, that was my first one.

Rooster Vance (08:04.373)
After that, you know, I represented a few clients, ended up getting my license. I represented some clients, bought several houses from new builders in the Austin area. There was kind of a new build boom. So I had a network of people that have been around Austin for 20 years, right? And so, and I’m from the area. So it wasn’t hard for me to pick up a few clients. But, you I didn’t go out and start banging up like, you know, marketing, farming a neighborhood or anything like that as a real, you know, I didn’t do that.

John Harcar (08:06.207)
Yeah. Okay.

John Harcar (08:17.047)
Mm-hmm.

John Harcar (08:31.943)
Sure, sure.

Rooster Vance (08:34.668)
I was kind of just picking up a client where I could and then I would, had, you know, I was posting ads. This was 12 years ago or 11 years ago. So was posting ads in like Craigslist, right? And the house wanted, and if you were in Austin 12 years ago, I was the first guy that was just blanketing Craigslist, you know, and like, and these early Facebook garage sale and neighborhood groups, just nailing those. So I was always strong at acquisitions with no marketing, right? I got really good at that in the beginning. And so

John Harcar (08:43.981)
Craig’s Listium.

John Harcar (08:54.125)
Mmm.

John Harcar (09:00.875)
Nice.

Rooster Vance (09:04.019)
I did that for several years until I got into flipping and flipped some houses. And then I realized that I was making, you can make 15, 20 grand on wholesale or like, I’m gonna go make 60 or 80 on a flip. And then I’d go get hard money. Maybe I got to throw in the down payment and the cost. And by the end, you just make barely more than you would have if you’d have just wholesale it, right? And so I was just, all right, I did about six or eight flips. I’m like, I’m going back to just wholesaling. then the market was kind of shifty.

John Harcar (09:23.021)
Right.

Rooster Vance (09:36.439)
To you know scale here. I don’t want to do Ten deals a month. It wasn’t my you know, I’m not a hustler. I’m a flow guy, right? And so I needed big deals So I did some commercial there’s some fourplexes in Austin things like that But it wasn’t long, you know till I saw started noticing these land deals going on and I got really interested and and just like when I started in houses as soon as I kind of zeroed in on land I started the wholesale little, you know five acre ten acre

John Harcar (09:45.932)
Yeah.

Rooster Vance (10:06.587)
And then I fell into a 2000 acre deal that I wholesaled for several hundred thousand dollars and then that changed my outlook on everything, right? I was like, okay.

John Harcar (10:10.187)
Mmm.

John Harcar (10:16.375)
How did you come across that deal?

Rooster Vance (10:19.414)
I actually was mentoring a student at the time that was before I started my coaching and all of that. And I had him call in realtors and called a listing and the agent just gave it to us. Just said, look, we’ll take a million and a half off the list price. It was three and a half and they’ll sell it for two because the heirs are fighting. It’s 2000 acres out near Abilene. who else is going to, their other option was to auction it.

John Harcar (10:47.725)
Mm-hmm.

Rooster Vance (10:47.897)
I looking at it, they knew they only gonna get two million. So they went under contractor with us and they’re, know, it was funny because they needed a 20,000 earnest money, right? And I didn’t have that cash in the bank at the time because I was still had another flip going and I was, you know, just moving cash. And so I told the realtor, said, hey, you know, I need a few days on that earnest money. He’s like, look, I don’t even care if you put the earnest money down, just.

please close this thing as soon as you can. And I was like, thank you. And I went and got a contract and I had a buyer in a week or so, an orthodontist that had a realtor, but the realtor was plugged into the wholesale network, right? And they were shopping with cash. So the orthodontist came and got picked up the place for 2.4 million. I paid the realtor 70 grand, the listing agent, paid the listing agents all 6%, right? He got like 140 grand. And then I paid the buyer’s agent another 3%.

John Harcar (11:17.951)
Nice.

John Harcar (11:29.367)
Mm.

Rooster Vance (11:44.626)
You know, and so just made everybody happy. I spread the money around. had the realtors working for me. Problems came up with the survey. Everybody’s putting their heads together and we got this deal to close and, you know, took home $300,000 on a deal, you know, and so that was, changed the situation for me. And so it’s life changing, you know, and I’ve got, bro, I have a buddy, good friend of mine whose second or third deal was an assignment on a hundred acres outside of Austin.

John Harcar (11:46.709)
Yeah, yeah.

John Harcar (12:01.963)
That’s life changing, yeah.

Rooster Vance (12:14.643)
and he got it under contract for 10 million and assigned it for 12 and a half, two and a half million dollars on an assignment fee because he sold it to a known investor that I believe was double closing to some foreign investor, right? And so they didn’t even care to let him make the two and a half million. And so he retired with that on his third deal, but now he just invests, know, but anyway, that’s the power of land. I haven’t seen it anywhere else.

John Harcar (12:30.113)
Mmm, good.

John Harcar (12:38.827)
I can’t blame him on that.

Rooster Vance (12:44.314)
You can, land is kind of equivalent to doing large commercial, you know, but with none of the underwriting, none of the headache, and none of the skill. Like simple fellers like old rooster can figure it out, baby, you know? And so that’s why I love it.

John Harcar (12:57.931)
Yep. Were there any specific challenges that you faced when you made that transition from wholesaling flipping to land?

Rooster Vance (13:08.464)
Yeah, there was a little bit, but you know, I had a mentor next to me. You know, I had a mentor. And so it happened pretty quickly, right? When you have a mentor, it just happens really quickly. And so I believe in that. I’ve spent probably over 40, 50,000 on education in the last four years. And some of it wasn’t any good, but others, which weren’t even the most expensive ones, ended up changing my life.

John Harcar (13:28.685)
Mm-hmm.

John Harcar (13:36.813)
Mmm.

Rooster Vance (13:38.533)
It’s all about education and mentorship can fast track you. And that’s why I offer a lot of my things because I’ve seen it working. I’ve seen it change my life. Wholesaling changed my life. And then the mentorship into land and then into subdividing land has absolutely changed my life. And so I believe in it very, very strongly. But yeah, so we wholesale. We did some deals like that. And then I start, you do a few land deals, a couple of big ones like that.

John Harcar (13:43.35)
Sure.

Rooster Vance (14:06.673)
You know, most of them you’re making 20, 40, 50 grand, right? But these are easy deals. Didn’t even have to go look at it. There’s no structures to inspect, to send the buyers, have them drive by, send them to Google Earth, right? This this can be done very virtually, you know? But, you know, so we started to sell a lot of deals and 2023 we killed it, you know, we, because that’s when I really had my, my kind of blow up and viral stuff that blew up with Rooster Vance and we killed it in 2023 and then 24 slowed down some.

John Harcar (14:09.517)
Mm-hmm.

John Harcar (14:18.293)
Right. Right, right, right.

Rooster Vance (14:36.726)
And, but it wasn’t, yeah, it was for the market, but that was just because we were green and I was only had one method of doing business, right? And so we spent 2024 kind of widening, you know, our ability to do deals, our strategies. And now we’re using creative, you know, finance to finance deals to subdivide them. We’re partnering with landowners. We’re, we’re pre-selling lots. We’re, you know, we’re not closing on this hundred acres for four months.

John Harcar (14:45.025)
Mm-hmm.

Rooster Vance (15:05.487)
And by the time I close on it, I’m going to have half the lots, I deposit on half the lots. And so we use pre-sales and a lot of creative finance and we’re able to pay the seller a lot more. They become our partner, right? And so they get that investor money too. And so it makes sense for them. And from the very get-go, land is a seller finance-friendly space, historically.

John Harcar (15:10.465)
Yeah.

John Harcar (15:21.973)
Sure. Yeah.

Rooster Vance (15:35.182)
hundred years since the beginning of our nation in fact land has been purchased primarily through seller financing you know it’s only in the last you know 50 60 years that really institutions started creating more products for land and still they’re hard to get to for some people right they require 680 and up credit if not 720 or more sometimes and 20 % down in a lot of cases right and so we so subprime is a great place for land

John Harcar (15:38.752)
Right.

John Harcar (16:00.595)
bright.

Rooster Vance (16:05.388)
We get a lot of action on seller financing our tracks. And so once we started to subdivide this land, we had to figure out, we need to sell these tracks faster. They can’t all be cash deals, so we need to be able to finance. So the next bottleneck, the next piece of the puzzle was going to find the guys that were gonna buy the notes at the table because we can’t back notes for 20 years, right? So once we put those pieces of the puzzle together, now we’re buying in bulk at wholesale, breaking it down.

John Harcar (16:24.422)
Mm-hmm. Right.

Rooster Vance (16:34.871)
to at least double the price per acre with only surveys. We’re not platting anything because we’re staying above five and 10 acres depending on the counter and we’re not building roads, right? So in our acquisitions, we’re looking for that needle in the haystack, the ones that are very easy to just survey up into smaller parcels, double the price per acre, go do a creative seller finance deal to let us not have to close on it for a few months.

John Harcar (16:42.006)
Sure.

Rooster Vance (16:59.913)
And or even six months get some pre-sales that way we can reduce our basis by half when we close on it And now we’ve got you know now we’re in a million dollar deal for five hundred thousand or you know and and we’re already halfway through the deal so It’s been really fun. You know kind of putting the pieces and building this building this machine and And and it’s working so it seems now that we’ve got the seller financing part is very recession proof

John Harcar (17:05.622)
Right?

John Harcar (17:22.764)
Mm-hmm.

Rooster Vance (17:29.492)
You know, it’s weird.

John Harcar (17:30.317)
Where did you learn the seller finance part? mean, it just through trial and error. Did you take a course? Did you find a mentor for it?

Rooster Vance (17:35.402)
Yeah.

Rooster Vance (17:39.306)
Yeah, that was mentorship but it threw somebody who offered a course but because I was wholesaling them some deals I watched them do it and I said hey, right and so naturally I’m in I’m selling him deals and so it became hey look bring me the deal just give me the contract I’ll give you something up front and then I’m gonna give you the back end on each lot this meant much percent so now we’re like all right now that so that was my first step from wholesaling to doing a subdivide was simply

bringing the contract and handing it over without marking it up, running the numbers with the in buyer and then deciding, hey, I’m going to give you 35 grand at closing and then 10 lots, they’re going to be a hundred thousand each. I’m going to give you 4 % of each of those. So that’s another 40,000 on the back end, right? And we’re going to do this. We’re going to do this in 120, 150 days, you know? And so, okay, if I can close in just that one.

John Harcar (18:26.293)
Right?

Rooster Vance (18:35.199)
you know, one partner, can send him a deal every month for my acquisitions, then I’m going to make 30 grand upfront and maybe 30, 40 grand on the back end, right? So there’s 50 to 80 grand on these deals, right? And so one of those a month, that’s a million bucks. And I’m not even operating the subdivide, right? I make commercials for them because I do the influencing, right? I make the marketing and put out the ads and drive the traffic.

John Harcar (18:47.277)
Mm-hmm.

John Harcar (18:54.679)
Hmm, yeah.

Rooster Vance (19:03.454)
But on the other hand, I’ve put together, and I did the acquisitions company the same way because they’re all my students, right? So we take students, train them, create acquisitions company, give them leads, bring in leads, put contracts on properties, and then either close them or send them to a partner who’s going to give us a cut. And so that’s how I’ve automated it, you know? And I’m not the only guy that’s done that. There’s people doing similar variations, you know?

John Harcar (19:20.511)
Nice. Nice.

John Harcar (19:28.613)
Have you felt any impact from, mean, like the way we’ve had the economy last couple of years, I know like in traditional residential real estate, know, flipping and all that stuff, there’s obviously been, you know, a little bit of impact, but in the land has had the same effect.

Rooster Vance (19:41.778)
Mm-hmm.

Rooster Vance (19:45.595)
It’s had an effect definitely, but what it’s done is it’s shift the focus of the product that is moving, right? And so yes, retail sales of high-end builder lots are like crickets, you know? So you’ve got builders going in wanting to do affordable billing. So you can move these lots. You the hottest thing right now in Texas is a $50,000 builder lot in DFW, right? You could sell that 50, 60 grand, like that’s what’s selling.

That’s selling big time and that’s in most of the major areas. But your development land, these entitlement plays, these ones that take 18 months, two years, the development money had all but dried up literally unless it was 50 cents on the dollar, you know, so they could hold it for a couple years and then do the deal, right? And so, but we did see a shift of land bankers. They’re going to pick up land when it’s down, right? And so, we do see buyers buying to hold the land, but they’re coming in at pretty, you know, they’re

John Harcar (20:17.869)
Sure.

John Harcar (20:32.342)
Right.

Rooster Vance (20:43.729)
their prices are pretty low. And so we’re having to try to match big deals to those. And we’re having to probably go through twice as many leads to get a deal done as we did in 2023, for sure. But what I was saying earlier is the rural subdivides is a little more recession proof, especially when you have seller financing to exit, is because people are always buying land if the monthly payment makes sense for them.

John Harcar (20:55.393)
Yeah.

John Harcar (21:12.385)
Right.

Rooster Vance (21:13.287)
The pride of land ownership, especially in Texas, is very real. And so by offering seller financing and subprime financing, no credit check or low credit check options, we offset the amount of customers we lost at the retail level due to the market shifting down. We offset that by almost more, by just giving more people the opportunity to buy land when they wouldn’t normally be able to. So now we just…

John Harcar (21:41.078)
Sure.

Rooster Vance (21:41.638)
had to shift our business model there. I would say that certain parts, certain spaces in the land have definitely slowed down. But we’ve kind of, you know, we’ve gravitated towards what’s working for us. And we know that when the market comes back around, that what we’re doing now is going to explode and be incredibly successful because we’ve got it dialed in during a, during a slow, slow market, you know.

John Harcar (22:06.173)
Is there just for any folks that might be listening that, you know, maybe have some land leads, maybe they’re marketing to or something. Is there any specific criteria that you look for in the land that you want to purchase?

Rooster Vance (22:16.037)
Well, myself, you know, I like 30 to 150 acres myself. You can sell these out pretty quick in a few months with our methods. Stuff over that’s going to take a little bit more time, a little bit longer money, but I have buyers for that and I work with a very large buyer of those. So we’re looking for anything from, you know, 30, 40 acres all the way up to 5,000 acres because if it’s not for me, I know where to take it, right?

John Harcar (22:42.029)
Okay.

Rooster Vance (22:45.22)
If you’re in Texas and you’ve got large rural acreage or development land and you want to help underwriting a deal or doing a deal or JVing, I do that for a lot of people. People bring me deals and I’ll get them sold. Just anything, I’m always willing to collaborate. don’t believe that competition is really a thing. I like to collaborate. In the land game, there’s a lot of guys that are, like I said, it’s more of a flow than a hustle state. It’s a little bit.

John Harcar (23:01.514)
Nice.

John Harcar (23:11.979)
Mm-hmm.

Rooster Vance (23:12.228)
in our side language, a little bit bigger deals, right? And that’s where you wanna be. I wanted to 10x my real estate business, not by adding a zero to the number of deals I was doing a month, but adding a zero in front of the decimal of the deal I was doing a month, simply 10x my business, right? So.

John Harcar (23:31.049)
Yeah. What advice would you give to someone that wants to get into doing land, wholesaling land, whatever?

Rooster Vance (23:39.459)
I think that wholesaling is a great place to start, know, especially for those that don’t, you know, if you don’t have capital, wholesaling is the way to go. You can really learn land wholesaling in a matter of days or weeks. I offer a program that’s inexpensive. I offer, you know, a higher ticket mentorship for some, but most of my education happens in my entry-level course, and I specialize in helping people get started in land wholesaling. And so,

No matter what you want to do, maybe you have a million dollars and you want to go buy a subdivide, you still need to learn how to buy it at wholesale, right? Just because you have money doesn’t mean you should pay more for a property, right? You should shop for property like a wholesaler at all times. And once you have a contract created that’s wholesalable, consider closing on it yourself. But never negotiate a contract knowing you have more money or would pay more than a wholesaler would do sitting in your shoes at that moment.

John Harcar (24:34.125)
Right.

Rooster Vance (24:34.39)
And that’s been my secret, right? So I think that regardless of what space you want to come into for land, you need to learn acquisitions because that’s where everything starts, right? So just get some training, get a mentorship. YouTube University has it. I do well. That’s the thing. The education’s everywhere. You can learn land on YouTube. You can learn it all on YouTube. People come to me because they like my flavor. They like my delivery. They like my style, right? I wear my heart on my sleeve. I admit my mistakes.

John Harcar (24:46.7)
Mm-hmm.

You

John Harcar (24:57.323)
Right. Yep. Yep.

Rooster Vance (25:03.755)
I’ll tell them I effed up. I’ll tell them, hey, last week what I told you in class was wrong. I’m going to try this instead. Nobody’s perfect. We’re all on a journey. I’m not at the end of the road saying, you know, when I’m teaching, saying, hey, guys, come to me. I’m just a little bit up further ahead of the road saying, hey, guys, let’s go. Right? And so that’s my approach at mentoring. I do it in real life. it’s just what I never, I was actually making videos on social media.

John Harcar (25:20.363)
Yeah. Yeah.

Okay.

Rooster Vance (25:32.202)
that went viral and people started saying teach me, teach me, teach me. This was two years ago. And I said well I guess I’ll put together a class, you know. And so I never came to the market intending on coaching or mentoring, you know, at any scale or professionally. It was simply me meeting demand, I guess, you know. And but it’s become something that I’ve been passionate about because I’ve seen so many of my students change their lives like I changed mine. So.

John Harcar (25:53.517)
You know?

Rooster Vance (26:01.989)
It’s been good. It’s been good. Yeah.

John Harcar (26:02.027)
I love it. I love it. I love your story. I love your flow. You’re just laid back. You’d see him without some of this. Have fun. Just kick back and chillin’ man.

Rooster Vance (26:09.844)
Yes.

Man, you know, I’ve really been through the ringer too. I can’t sit here and tell you, I’ve been down in the darkest depths for longer than most people who are having a real hard time getting into wholesale and real estate. I have, like I said, when I was young, had the, went through those traumatic experiences that I didn’t fix for 15 years in my life. Right. And so I’ve been in the depths in the darkness and I fought my way out of it. And the only way you just got to keep, you know, it’s taken me longer to become successful than most people in real estate.

John Harcar (26:23.277)
Right.

Rooster Vance (26:42.91)
But I can stand here and say you keep getting back up and doing it again and learning from your mistakes no matter what. And having faith, baby, that’s why we do it.

John Harcar (26:42.913)
Mmm.

John Harcar (26:49.932)
Yes, sir.

I love it, man. Rooster, thank you so much for being on the show today and talking about land. If folks want to get in touch with you, here’s your chance. your website. Plug your coaching. How can they reach out and learn more?

Rooster Vance (26:55.526)
Yeah. Yeah.

Rooster Vance (27:04.798)
I’m you know, I’m on Facebook. I have a Facebook group. can join Flipping Land with Rooster Vance and I’m on Facebook and Instagram as my personal page. You can find me at Rooster underscore Vance Instagram Rooster underscore Vance and then TikTok is where I have a lot of fun and act real silly. So if any of y’all have a TikTok, find me on there because I’m the oldest idiot on TikTok and no it’s silly, know at ranch Lander.

John Harcar (27:29.805)
Mmm.

Rooster Vance (27:34.034)
Kind of like the Highlander the ranch lender is my tick is my tick-tock page and we do have a lot of fun on there now I had a YouTube page a great YouTube page gone But my ex business partner when we broke up he deleted all of that and all of my content and so we haven’t gotten our YouTube back going again But like I said we we find that we You need anything from me also sell land on financing no credit land dot

John Harcar (27:36.171)
Ranch Lander, okay.

John Harcar (27:42.049)
Awesome.

John Harcar (27:50.231)
Bummer.

Rooster Vance (28:00.989)
has links to my education. You can see the land I sell, all the land that we’ve subdivided. We’re selling cash or financing. And again, there’s a portal there where if you’re a wholesaler, you could submit a property for me to potentially JV with you. Or if you’re an investor interested in investing in land, investing in our deals that’s backed by Texas land at a great loan to value. Shoot me a message through there, guys. Yeah. Yeah.

John Harcar (28:26.282)
Awesome. Awesome. You know, thank you again, man. Guys, I hope you guys got some good information on this. I took some good nuggets, some good notes. Land is something that I know some folks that do very well in. And it’s a great segment within our real estate industry. So everybody, I hope you guys had a good show. I know I did. And I’ll see you all in the next one. Cheers.

Rooster Vance (28:50.042)
Y’all have a good.