Happy Thursday!

Really quick before I dive in, I get this question all the time: “How do I actually make money with all these AI tools?” Thats why I built Playmakers- my AI agency program where I teach you how to charge local businesses $500-$5,000 a month to set up and manage AI for them. You get three live calls a week, plug-and-play automation templates you can deploy for clients on day one, a 5 Day First Client Challenge, and my personal lead lists with businesses in your area ready to connect.120+ people are already in the community building agencies right now. Go to playmakersai.com and check it out.

Okay, let’s get into it.

Two brothers, Carson and Jackson, flew out from Florida last week to walk me through a business that I've messed around with before. I never made it work the way they have though. Their best single month was $532,000 in profit. And they've cleared over $100,000 every month for the last 40 months straight..

They flip vacant land all over the country from their homes in FL. Not the actual houses- just the raw, empty lots. I wanted to share it with you because their playbook is replicable, the startup costs are near zero, and the ceiling is enormous.

This business is awesome and I want to walk you through exactly how to copy it. If you want the full conversation, want the full conversation, go watch or listen to it on YouTube, Apple Podcasts and Spotify.

Here's exactly how it works:

You're essentially the middleman:
-You find home builders who need lots to build on, get their price
-You go find sellers willing to take less than that number
-You put the seller under an assignable contract and flip that contract to the builder
-You pocket the difference

You never own the land or have to spend your own money on the purchase.

Their average deal nets around $8,600 in profit. That's on a typical lot they get under contract at $42,000 and sell to a builder for $50,000. 90% margin. And they've done that nearly every business day for years.

Step 1: Find Your Builder First

Most people find a deal first and then scramble to sell it. These guys do it backwards, which is 100% the way to go.

Go to Zillow. Filter for homes built in 2025 or 2026 that are currently for sale. If someone built a house and listed it, they're a spec builder, meaning they build homes to resell and need a steady supply of lots. Their name and contact info will be right there on the listing. Call them and ask what they pay for lots in specific zip codes and what size they need. That's called their “buy box”.

Write it down because that buy box is your shopping list.

Step 2: Find Sellers

Once you know what a builder will pay, you reverse-engineer it. If a builder pays $100,000, you're targeting sellers at $85,000 to $90,000. That gap is your profit.

The free way to start: go back to Zillow, look at vacant lots in your target area, click on one that looks promising, pull the owner's name from the listing, then run it through TruePeopleSearch.com to get a phone number. Call them.

Their pitch to sellers is honest and simple: no agent fees, no closing costs, cash offer, close in three weeks. On a $38,000 lot, a seller using a realtor might actually walk with $33,000 after commissions and closing costs, and it might take six months. Carson and Jackson show them that math and close it in three weeks at $35,000. The seller wins because they sell likely making more than they would- quickly. The builder gets what they need and want to work with you again.

My AI guy Dhruv builds agents that work like real employees. 

He set up mine, and it runs a good chunk of my day. On June 23, he'll show you how to set up your own Hermes Agent. 

It remembers your business across every conversation, and you text it on Telegram like an always-on assistant. Then you'll build your first lead-gen workflow, live.

Facebook Lead Gen: The agent finds the right posts, adds value & points people to you. You edit and post. Tuesday, June 23, 1:30pm CST. Grab a spot.

Step 3: The Contracts

You need two things: an assignable seller contract and a buyer contract. You can generate both for free using ChatGPT. Ask it for “an assignable contract for vacant land, legal in all 50 states”. Then have a real estate attorney in your state take a look before you use it. The key clause is “assignability”, meaning you have the right to sell the contract to someone else without ever purchasing the property yourself.

Their contracts also include a feasibility period that runs until closing. This means you can back out at any time for any reason without losing earnest money. You're never truly at risk.

Once you have a seller signed and a builder lined up, you send both contracts to a title company. They handle everything from there. Two to three weeks later, you get a wire for the difference.

Step 4: Know What Kills a Deal

Land is much simpler than houses, but there are still a few things that can torpedo a deal once you're under contract. Wetlands are the big one. On an aerial view in Zillow, green trees are fine. Gray, dead-looking trees usually mean standing water on the property. That can cost hundreds of thousands of dollars to remediate and a builder won't touch it. Protected wildlife like gopher tortoises in Florida is another killer. Slope, lack of utilities, and power lines across the parcel all affect value too.

The good news: because you talk to the builder first, they'll tell you upfront exactly what they don't want. That way you're not guessing.

Once you start really flipping these lots, things pile up fast. Follow-up emails, booking requests for consulting upsells, customer info. When you're a one-person operation, that stuff will eat your week without a system behind it.

HighLevel keeps all of it in one place. CRM, automated follow-ups, booking calendars, text and email campaigns. Set up one workflow that automatically follows up with every buyer three days later offering a consulting call, and you've turned a 80K sale into an ongoing relationship without lifting a finger. You can even white-label the whole platform and resell it to other flippers as your own software, which is a whole other revenue stream on top of everything else. And my readers get a huge deal- go to gohighlevel.com/tkopod for a 30-day free trial.

Step 5: Go Do the Work

Carson and Jackson started with nothing but their phones and cold calls. No software, mailing campaigns, or team.

If you're starting today, this whole stack is free:
-Zillow to find builders and lots
-TruePeopleSearch to find seller phone numbers
-ChatGPT to draft your contracts
-A title company to close everything.

Their floor metric: if you can do one deal a month, you're making over $100,000 a year. One deal is just thirty- sixty minutes of work on the actual transaction. The rest is outreach volume, which is just consistency.

What The Numbers Look Like

At one deal a month at their average: $103,000 a year. At five deals a month: over $500,000. Their best year was 239 deals, $2.1 million in revenue, $1.7 million in profit, with just five people on payroll. They were doing nearly a deal every single business day.

Tips: The market they like most right now: anything in Florida, particularly Cape Coral, Lehigh Acres, and Bonita Springs. Northwest Arkansas around Bentonville is hot. Wilmington, North Carolina. The rule of thumb: look for areas with active new construction, cookie-cutter lots of similar size, and more than five spec builders in the zip code.

If you've been looking for a business with low startup costs, real margins, and no fluff, this is worth your serious attention. If you want to go deeper, Carson and Jackson run a free community and teach this stuff at carsonandjackson.com.

And again- if you’re inspired to do the same, and want the full conversation, go watch or listen to it on YouTube, Apple Podcasts and Spotify. Let me know after you’ve flipped your first plot of land!

You can just do things!

Have a great week!

Chris

P.S. I share deep dives on business ideas and complete playbooks three times a week on YouTube and every podcast platform.