From $37K in Debt to $41K Profit in 60 Days (While Working Full-Time)
In this interview, host Anthony Weiler talks with land‑flipping entrepreneur Clyde Wellman about how he turned $37,000 of personal debt into a $41,280 profit on a single deal within 60 days while maintaining a full‑time job. Clyde shares his varied background—construction, teaching, and early real‑estate investing—before discovering land flipping. He recounts a year‑long trial of marketing channels (mailers, texting, cold calling), the high cost and low response of direct mail, the operational challenges of texting while working a W‑2 job, and finally settling on cold calling. He explains how he funded his activities using 0% credit cards and home‑equity lines, the importance of sticking to one channel to avoid “shiny‑object syndrome,” and the role of a robust CRM (Stride) and follow‑up processes. Clyde details the pitfalls that caused 10‑11 contracts to fall through (due diligence gaps, title issues, seller backing out, paperwork errors) and how he refined his due‑diligence after those losses. He walks through his successful double‑close deal: purchase price $105,000, sale price $154,500, net profit $41,000, achieved after listing the property himself, handling multiple offers, and negotiating minimal contingencies. The conversation covers mindset (persisting despite setbacks, treating the business like a marathon), realistic timelines (3‑6 months to see results), scaling plans (hiring a cold caller, improving CRM, eventually moving to full‑time and possibly operating from another country), and advice for newcomers (commit to one strategy for at least six months, maintain high volume, treat sellers as people, and don’t limit perceived opportunities). Clyde provides his Instagram handle (wellmanandson) for further contact.
Chapters
If you had to describe your land flipping journey in one word, because I think you have a hell of a story, what— how would you describe that?
Chaotic.
Chaotic.
Yeah.
$41,280 off of one deal.
Yes.
10 to 11 properties that fell under contract.
Man, it was the greatest feeling. I stuck through something and it paid off. What can you realistically start and see results in 30 days? It's just not realistic. Can it happen? Yes. Is that typical? No. Either you're going to do it or you're going to find an excuse.
Mr. Clyde Wellman, man, I'm so excited to talk to you today. You have one hell of a story and I'm really excited for you to talk about that. But before we get started, I would love for you to introduce yourself for people who don't know you, just to let them know who you are, your background, and what got you into land flipping in the first place.
Okay, cool. Yeah. So first off, it's a pleasure to be here. As he said, I'm Clyde Wellman. I reside in Maryland. Background, very interesting background. Essentially, like, my whole trajectory is just trying to figure out how to get financial freedom. That's the whole thing. It's been some ups and downs. So one thing— I'll start, like, a very quick story. So after I graduated from high school, I didn't want to go to college because I just, like, you know, I didn't really like the idea of college. Worked construction for about a year, and I was like, all right, I think I probably need to go to college so I can, you know, kind of give me a better career. End up going to school for criminal justice, graduated, worked for the State Department for a little bit, and I just was like, this isn't really how I want to spend my life. This isn't really what I want to do. So then I ended up doing a program, got me into teaching. So then I was a teacher for about 6 years, taught math and science, which I did enjoy. It was awesome. But the school system wasn't really aligned to what I thought. Like, you know, this is not really, you You know, we're applying math, but it's like, it's not even teaching kids anything about finance. So I actually would, like, I would incorporate business into a lot of my, uh, into my lot of lessons, uh, just so I can teach kids kind of how that goes. Uh, so then after that, got into construction management because my father was a general contractor. So I have a background in construction as well. Um, and all throughout this time I was, you know, obviously read Rich Dad Poor Dad like everybody else, started investing in real estate. So I got my first house through a teaching program, which was nice. A $100 down payment, so that, that was cool, uh, you know. And since I know how to work with my hands, I fixed it up, uh, after I did that, built up a good amount of equity. So I got a home equity line of credit, then I end up leveraging my home equity line of credit to go get another house. Did that. So that's rental number 2, everything went perfect for that. And then, as you know, uh, in business, uh, I tried to do it again and, and the third time didn't go so well. So ended up trying to flip a house, uh, took way longer to renovate it, went way over budget. Uh, so the HELOC that I had ended up having like $50,000 in debt on the HELOC. Um, so then at that time I actually tried to go full-time real estate. So I tried to do it full-time, didn't work out, had to go back and get a job. Um, and then while I went back to get a job, I started wholesaling, wholesaled a few houses, only made like, you know, maybe like $20,000 wholesale, like 3 houses. But wholesaling was just very operation heavy, and trying to do that with the 9 to 5 was extremely difficult. Then I thought about infill lots because I always wanted to do development, but infill lots, I still didn't want to do the wholesaling thing. And then I heard about land flipping, and the thing that really brought me to land flipping was, one, I heard that the spreads were larger, which obviously, that's amazing. And we can talk about that later. And I like the fact that you actually, to a degree, get control over the asset depending on what your exit strategy is. Because the wholesaling, trying to assign it, it's just a lot more intricacies in the deal that can cause a deal to blow up. So that's how I started looking at some podcasts for land flipping. And then I just dove headfirst, made a lot of mistakes, but I'm still here.
Yeah, man. So you have some sort of a background in real estate for sure doing the— Were all of those properties fix and flips, or were you still have some of those?
Yes, I actually still have all of them. So the house I'm in right now is the first house that I got when I was a teacher. Fixed that up. Like I say, I got the HELOC on this one. Then I ended up buying another house. That one went perfectly. And I did all the work myself, which even in land flipping, I'm learning you can't do everything. You have to leverage other people because I'll be working all day, then Essentially from 3:00 to 8:00, I'll be working on the house. Then Saturday, Sunday, 8, 10-hour days. And at this point I had a kid as well. So luckily my wife supported me, and she's great by the way, but luckily my wife supported me. And then I told her, I was like, this house went well. I think I want to do this full time. So then I go to an area, biggest renovation I've ever done to this date. And it just didn't pan out how I expected, but I do still have all the houses.
Okay, gotcha. So when did you exactly start land flipping? Because you were doing wholesaling, then you looked into infill lots, but when did you actually dive into like, "Okay, land is my thing and I'm in this now"?
So the first program I started was around last, I'll say September, October. And then I think my first mailers that I— because I started with mail, first mailers went out November.
Okay, got it. So it's been about a year overall.
Yep.
Okay, so if you had to— I'd love for you to talk about when you first started your land flipping journey to now. Like, if you had to describe your land flipping journey in one word, because I think you have a hell of a story, what— how would you describe that?
Chaotic.
Chaotic.
That is the best word. It has been chaotic.
Why chaotic?
Man, so, uh, you know, like I said, since I have a W-2, I had to then learn how to leverage other, other things. So I did start out with mail because a year ago, you know, people were obviously still texting, people were still doing a cold calling, but mail was like the biggest thing when I started, at least from my perspective. And with the mail, it was just very expensive. And then also, like, I didn't know what I didn't know, so I wasn't good on as good as I am now, you know, relatively, uh, on market selection, then also on pricing as well. Like, I would price the entire county, and it's like, obviously now that you see like zip codes, like you can have a zip code that's really expensive, that's really cheap, and it'll just completely throw your prices off. And back then, like, uh, I use Land Portal now, but Land Portal didn't exist. So I actually remember that I actually ended up paying somebody to scrub my list for me before I sent the mail out. So like, they would manually go through every line item so, you know, say I have 10,000 records, they would manually go through the 10,000 records like, oh, that's wetlands, oh, that's landlocked. And that would cost like, you know, like $300 or $400 on top of sending the mail. Yeah, I didn't want to send mail to, you know, wetlands, power easements, properties like that. Um, and then as I'm working with my job, I just didn't like the response rate that I was getting because I didn't feel like I was getting enough control over it. It's just like, wow, I spent $5,000 on mail and like, you know, like 2 or 3 people called me. And obviously my pricing was probably wrong. My mailer probably wasn't great, but I only did it for about— I think I sent about 7,800 mailers and I was just like, I need to switch it up, which is why I ended up going to texting. And then as I went to texting, did that for a couple of months and doing it with a W-2 is difficult because there were like two theories of how you should go about qualifying a lead. So like one is like hop on the phone with anybody who says they're even remotely interested in selling, which I tried to do, but I work in a cubicle and I obviously can't just be on the phone in my cubicle, so I want to get up and walk down the hall. And as you can imagine, sending 600 texts a day, it's like I was just getting up all day for people to say like, oh, I want $10 million. And it just, it just got pretty old for me.
Yeah.
Yeah.
Okay. So it sounds like the most chaotic part is just starting off with the mailers and realize like, man, this is too expensive. And then just trying to manage switching over to another marketing channel like text messaging and trying to manage that while working at WT.
Right, right. Definitely.
Gotcha.
And then of course the marketing channel on— well, learning a business is already difficult enough, but then— so I leveraged credit cards. So like 0% interest credit cards, that's what I leveraged because I just didn't have the capital to just come out of pocket to do all of this. I'm wise with debt, but debt is real. In, in debt. Yeah, it comes due at a point. So, you know, it's something that you have to be very mindful of. And then I'm sure we'll talk about it more, but I ended up switching marketing channels several times just because it wasn't necessarily that the marketing channel wasn't working, but I had to see how the marketing channel works versus how it fits into my life. Because I don't have a lot of time to do land flipping, like, at all. I have a wife, I have two kids, we're taking care of elderly people in our family, so I really don't have a lot of time. So, uh, you know, texting was a little bit too operationally heavy for me to deal with. So then I end up switching to cold calling, then I end up switching back to texting to see, like, no, this definitely isn't it. And now I settled on cold calling.
Yeah, yeah, definitely. So you've tried, you've tried pretty much all the marketing channels. And for someone just getting started that also works W-2, what do you think is the best marketing channel for them to start with and why?
Uh, obviously it depends on, like, you know, if you're a doctor and you have, you know, $300,000 salary, obviously that'll be different than somebody who's like, if you just you know, work a Giant or work a Safeway or some kind of grocery store or something, obviously it's different. So it's a balance of like how much time do you have versus how much money do you have. Obviously the less money you have, the more bootstrapping you're gonna have to do. The more money you have, uh, you can leverage other people's time. Uh, so I was just suggest do what works for you. Um, if you do have time, like if you don't have kids, don't underestimate how much time you actually have. Like, if I didn't have kids, like I was really trying to get in this and I, you know, I had a job where I didn't make a lot of money. I would just cold call myself. It doesn't cost a lot of money to, to pull a list. It doesn't cost a lot of money to, uh, to have a subscription to like Land Portal or Land Idea or whatever you want to use. And I would just cold call because that's actually what I did when I was wholesaling, when I had more time. Like, I would just get like a triple line dialer and just kind of run through some calls. But, uh, you know, obviously now having a wife and two kids and family situations, I just don't have the time to do it.
Yeah, for sure. I mean, I could definitely relate to that. We've talked about, you know, our families. And so, you know, where, where do you feel like you struggled with the most, and when did you start to finally see traction within the business?
I struggle with sticking with something long enough, uh, because simply put, whatever you stick with long enough, you're going to get good at. But yeah, you know, and then whenever you do stick with a marketing channel, like fully commit. Like, not only do you need to stick with it for a certain amount of time, like you need to fully commit and fully dedicate yourself to truly learning that marketing channel. So that was probably the most difficult thing. I'll probably say that was probably the most difficult thing.
Was understanding the marketing channels and really just sticking to one?
Yeah, exactly. So it's so many different marketing channels and then it's like a FOMO thing. Like, oh, I'm doing texting. Oh, but he's crushing it cold calling. I'm doing cold calling. Oh, well, they sent out 10 mailers and got 15 deals. I don't even know how that's mathematically possible. I'll probably say that was the hardest thing is like picking a cold calling channel, dedicating to that specifically, and then not, not, uh, getting, uh, shiny object syndrome, like not doing that. That was probably the hardest thing for me. Uh, and then also figuring out how the marketing channel coincides with your life and your budget.
Yeah, for sure. I would say the shiny object syndrome, and this is just based with all the people that I've worked with before in the past, it's so real within land flipping because like you said, you're hearing all these people that are doing really good with one marketing channel or they're like specifically with survey hacks and minor subdivision plays, but then you lose focus on just the day-to-day and sticking with just like getting the foundations really dialed in. So when did you, when did you start to see like, okay, like I'm building momentum, like I think I got this figured out, like I'm dialed in and I'm going to get a deal soon? Did you ever have a moment like that?
Yeah, honestly, it was my, my, my last deal, like, uh, which we'll talk about. And the reason, uh, for that is because all— I switched my marketing channels, but I also switched my CRM. Uh, because I was previously using ClickUp and yeah, I didn't get good. I was managing two things like, oh, how do I actually get good at using ClickUp? And then how do I actually get good at sending out text messages? Because as you know, like, you need to have templates, you need to send them out at certain times, you need to do your county selection, worry about your data. And then also, you know, a whole different sequence of that is like my CRM. How do I follow up with people? Because as you know, like, money is in the follow-up. Um, yeah, so that, you know, that, that was a huge adjustment. So I finally felt like I started to get traction when I said, look, this is the CRM I'm using, I'm not changing, I'm going to get good at the CRM. This is the marketing channel that I'm choosing, I'm not going to change it, I'm going to get good at this marketing channel. So like, honestly, I would say around September, October this year is— that's when I started my new cold calling. Uh, wow. And yeah, so, you know, it's a year before I actually feel like I have traction, like some sort of traction, because I still want to get better, but attraction.
Wow. So what would you say to some people? Because there's, I feel like, a lot of people that will get into land flipping and they feel like, "I'm going to get a deal within 30 days." Or they have this— I'm not sure if you've seen it as well too, because I know you talk with a handful of land investors. What would you say to people based off of your experience? What's more realistic?
What can you realistically in life say, "I'm going to start and then see results in 30 days." Like working out, not really. You're not really going to see, you know, uh, college, no. You know, what can you really realistically start and see results in 30 days? Like, it's just not realistic. Uh, can it happen? Absolutely. You know, people, oh, my very first phone call, I got a $100,000 deal. Can it happen? Yes. Is that typical? No. What's more realistic is that, you know, like they say, like that 6-month window, that I would say that's more realistic. Uh, and not to say that you can't get a deal, you know, it's realistic to get a deal within the first 3 months, in my opinion. But I would say in that 6 months is where you actually say, "Oh, okay, I'm actually starting to build up a pipeline of people that I followed up with, and now I can get somewhat consistency of some kind of deal flow, or at least some kind of consistency with conversations and making offers." In my opinion.
For sure. I completely agree. And the reason why I wanted to bring that up is because I love your mindset. Every time that we would talk, you're like, "My story is just getting better and better." When an obstacle or roadblock will hit, you're like, "Anthony, no, it's just making my story better." And how important would you say mindset is when it comes to land flipping or just running a business in general?
I mean, mindset is important in everything, and anything that you want to do that is not just going to fall in your lap is very important. You know, literally the first time you and I had a call, I was painting my house because I was going to refinance because I had a zero interest credit card that was due coming up. And I was like, all right, well, I'm going to refinance my house in order to— uh, this house that I'm in right now, like the accent wall behind me is because I was like, oh, you know, let me do an accent wall because I'm about to refinance my house and it has to get appraised. Uh, mindset is, is everything. Either you're going to do it or you're not going to do it. It really comes down to that. And, you know, are you going to learn how to endure the resistance like you're working out? Oh, your muscles start to hurt, like, oh, you're gonna just give up? Oh, well then you're not, you know, you're not gonna get stronger, or you're gonna push through the, push through the pain and continue to see the results. Like, mindset is everything. I have such limited time. I'm making phone calls on the way to work, I'm making phone calls before I eat my lunch, I'm making phone calls coming back from the bathroom, uh, you know, I'm making phone calls walking to my car to the parking lot, I'm making phone calls to go pick my son up from school. Either you're going to do it or you're going to find an excuse, and that's, that's literally what it comes down to. But mindset I would say mindset is not more important than your marketing, but, you know, I feel like mindset will get you through. Whereas, like, if you just have extremely good marketing but no mindset, like, I don't, I don't think that's a sustainable thing. Yeah, business is not— you're not getting paid every 2 weeks and you're dishing out money hoping that something will work, and you don't know if it will work. You, you hope it'll work, but you don't know.
Yeah. Is that why you think most people quit, like, within 90 days?
Absolutely, because, yeah, you know, there, there aren't too many things in life, in my opinion, where people don't see some kind of instant gratification. Oh, you get a job, all right, 2 weeks you're gonna get— what, 3 weeks? You work a week? Yeah, and then every 2 weeks after you're gonna get paid. Oh, Instagram is like, oh, like, oh, notification, instant feedback. Oh, I'm cooking food, I can eat in 10 minutes. There are so many things in life where you see that instant gratification, and there aren't too many things that people work towards on a, you know, like on a long-term basis, and especially things that provide a lot of resistance that most people can't see. Like, say for example, you— I bring working out a lot because it's just important, but you know, physically you'll look good. So it's like, oh, I can see you, you're getting— you're losing weight, you're, you're, uh, you're starting to look better, you're dieting. Like, oh, you know, your body's starting to look better, and you're getting that kind of feedback. But in land flipping, like, nobody's like, oh man, great job, like, you fought— you used that for 30 days, you did a great job following up with those sellers, or wow, you're really building rapport. You're not getting any of that feedback. And then even me, in the last year I had 10 or 11 deals fall out of contract. So it's like— Wow. Yeah, you're not getting that instant feedback, so you just have to just keep doing it.
Yeah, for sure.
Wow.
I remember we talked about that, 10 to 11 deals that fell out of contract.
Yeah.
What were some of the biggest learning lessons from those?
I mean, honestly, I, I can't say the biggest learning lesson was obviously just do your, do your due diligence on the front. But like, the reason that they fell out, honestly, I'm not gonna say it wasn't because I— you have to take accountability. Everything is my fault at the end of the day because it's my business. So like, you know, I had a situation where, uh, and I'm actually still working on one of those deals, but I had a situation where owner, uh, get them under contract, get it listed, find a, find a, uh, submitted the title, submit EMD, find a seller, seller's ready to close, and then the seller's like, yeah, I'm just not selling anymore. And I'm just like, what do you mean not selling anymore? So then I, you know, kind of spent some money trying to get him to perform, but, uh, it really wasn't worth it deal-wise. Uh, and then some of the other deals I came with, just learning from your mistakes and learning from other people's mistakes, like just do your due diligence. Uh, you know, get realtor opinions if that's what you need to get, but do whatever you can do to try to prevent it from happening. Um, And then when you make a mistake, like, just don't make the same mistake again. But I, you know, I've had a deal where it's like, uh, oh, great numbers. Oh, uh, owner says he has an easement. Where's the paperwork for the easement? Oh, I can't find it. So then I'm, you know, spinning my wheels trying to find the paperwork for the easement. That's the deal I'm actually still working on. Uh, then I had a deal where, oh, uh, find a, find a seller, found a buyer, cool, earnest money submitted. Oh, title issue. Okay, so now I can't sell the deal. You know, so it's a lot of deals that I had that fell through where it really wasn't— it was out of my control. Um, then I had another potential deal. Um, I sent them the contract, but it came from my legal business name instead of my doing business as or my trade name.
I remember you told me about that.
Yeah. Oh, you know, with all the scams and everything going on, I'm like, look, here's my documentation. Here's somebody in your state who I've— a title company I've done a deal with. Like just little things like that.
Yeah. And so was there, with the deal that you ended up closing on, which was phenomenal, we'll get into the numbers on that in just a second, were there any issues with that? I know we'll get into the funding part of it because that was pretty wild last minute, but was there anything on the due diligence side or was everything just squeaky clean in comparison to the 10 or 11 that fell through previously?
It was clean. I mean, honestly, no. I would say it was similar in the way I did my due diligence. This one was a little interesting because it actually— I've never actually seen it before. The owner had 2 parcels. One was actually in a different county. So he had 1 acre that was in a county, and then there was 11 acres that was actually in another county.
But right next to each other?
Yes, but exactly right next to each other. But just the front portion of it was actually in another county, and the 2 counties actually have completely different regulations and restrictions. So like one of the counties was super, super restrictive, uh, like, you know, you can't really do anything, you can't build things. And then other counties, like, you can literally do whatever you want to do, uh, you know. So yeah, I did my due diligence on that. So, you know, uh, and that's something that I learned throughout the year, like, oh, you know, make sure you call the county, and it's like, get a second opinion and do little things like that. But the deal wasn't squeaky clean, uh, but you know, I just learned how to do better due diligence.
Yeah. And was this something you had to negotiate with the seller? And this was a double close as well too, right?
Mm-hmm. It was a double close. And no, there honestly wasn't much negotiation because the owner, he said, when I talked to him, he's like, "Oh, I have money. Money's not really an object to me." He's like, "I just kind of want this money to be able to help my nieces out because they're in college." And then he said that previously he had somebody who had it under contract, offered him a certain price. He got all the way to the closing table, and then they tried to say, oh no, like, we're gonna— they tried to retrade at the closing table, which was interesting. Uh, and then other people who said they were interested but never made offers. So when I gave my offer, he was just like, all right, we can do it.
Wow. Okay. And this was— how long did you have it listed for before you got it under contract?
Uh, what was it? I list I think 4 days, like 4 or 5 days. It was, it was like, it was, it was blowing up. Like, obviously after the year I had, it was the most ideal deal that I could have actually gotten because it, like, when I put it and I had— oh, so, oh no, even this as well. So I was actually going to list it with an agent, and then the agent said that he's like, oh no, like my broker said that you don't own it so you can't list it, so I can't list it. He's like, all right, but try this guy. And then he gives me another person who owns their own brokerage, and then Uh, they're like, oh, you know what, this, this state, this state is getting a lot of scrutiny, so, you know, I'm, I'm not gonna be able to list it for you. So now I was like, oh, like, uh, all right, fine, let me go to a self-listing company. So I go to a self-listing company and they're like, oh, well, you don't have an AIF signed. Oh, you don't have an AIF notarized. Because I actually, uh, got the contract notarized, and in my contract I have the, a clause to market it, but they're like, that's not an AIF, so, uh, so, you know, we can't, we can list it on a portion of the MLS for the state, but we can't list it on the entire state MLS, or like on all the MLSs throughout the state, because I don't know if— yeah, but like Maryland or whatever state— it just wasn't in Maryland, I'm not giving you the state. Yeah, there's not just one MLS for everything, right? You know, this— he got it listed on one MLS, but luckily the property was in such a desirable county that, uh, yeah, my phone was blowing up. And it was an adjustment as well because I've never self-delisted— I never self-listed anything before, so it was an adjustment as well. But Yeah, I, I ended up selling it $5,000 over asking price. And I even, I even had offers. I had an offer that was— I had an offer that was $40,000 over asking price. And then I had another offer that said that, um, uh, what is it, escalation clause up until $200,000. Like, oh, we'll beat any offer by $5,000 up to $200,000. But at that point, I was just like, man, look, I'm—
yeah, let's just get a contract and move on.
Let me get this deal so I can pay off some debt and keep going. Yeah, like getting offers, $20,000 over asking, $40,000 over asking.
Uh, that's crazy.
Yeah, it was, it was, it was crazy. Like, I— yeah, you remember I showed you because I was like, oh yeah, doing the situation, like, had like, uh, 100-something saves in like 4 days.
Like, yeah, I remember that.
Yeah, it was nuts. Yeah.
So what was it like with your phone blowing up and this is your first time listing something yourself? Was it a complete Was it something that was very difficult for you in terms of dealing with buyers rather than you always dealing with sellers? Was that difficult for you, or what was that experience like?
It was definitely different because the agents were calling me, and I didn't necessarily know how to vet someone, like, "Oh, is this offer serious?" You know, like, how do you actually tell whether or not this offer is serious? I got several different types of offers. I got all-cash offers. I got financing offers. I got offers with a lot of contingencies, offers with a little bit of contingencies. And then, you know, just asking around, um, it was like, obviously you want to accept the cash offer with the as minimal contingencies as possible. So that's kind of how I gauge like, oh, which offers are serious and which ones are more likely to close. And I actually, when I, I was getting so many offers that I, I took it upon myself to say no, I know I can get more for this. Uh, yeah, so that's why I end up, uh, countering the person who gave me the offer. They showed me their proof of funds in the bank, uh, they had like $300,000 in their bank account. It's like, how do you have $300,000 in your bank account? And mind you, I'm like, at this point I'm like $37,000 in debt. So I'm like, yeah, $300,000 in your bank account. Um, so then end up saying like, look, uh, because I was talking to the agent, so I talked to the agent and said that, uh, all right, look, you know, if you, if you go $10,000 above asking, uh, you know, I won't even look at any other offers. And then they wanted a survey and they wanted, uh, a perk test. I was like, all right, well, I'll pay for the perk test, I'll pay for the survey, not realizing how much it would have cause actually. But yeah, so then he was like, "All right, look." He's like, "Here's what we do. I'll meet you in the middle. You don't have to get a perk test. You don't have to get a survey." He was like, "And since we don't have to do that, we can close in 2 weeks now." I'm like, "Oh yeah, that's a no-brainer." Yeah, solid. Yeah, that's a no-brainer.
That's awesome. So what was the buy price and what was the sell price?
Buy price, $105,000. Sale price, $154,500. Yeah.
So after everything's all said and done, everyone's paid out, What amount did you get?
$41,000. I was going to say $4,000.
Yeah, $41,000.
Yes. And then I self-listed this property. Off of one deal. Oh man, yeah, yeah, yeah.
Off of one deal.
And like basically paid all my debt, paid all my debt off, and now I'm going to be profitable. I'll be in the green for the year.
Yeah. What did that feel like going through that? Because you've had a full year of trying different marketing channels, and we had talked before, you've done other coaching programs as well too, trying to figure it out. Different marketing channels, 10 to 11 properties that fell under contract. And this whole time you're telling me, like, it's just making my story better. It's just making my story better. And then finally, a wire deposit hits of $41,000 and some change. Like, help me imagine what that was like for you.
Like, man, it was the greatest feeling. One, it was multifaceted. I'll say the first and foremost, the greatest feeling was that I stuck through something and, and it paid off. That was the biggest thing. Like, we talked about the mindset. Like, I had the mindset of saying, look, I'm not going to give up. I'm going to continue doing this until I can't do it anymore. Yeah, there is, there is no plan B. I'm going to figure it out. And then obviously the fact that the deal was for the amount that allowed me to pay off all my debt and be profitable in a year is just like, just a huge sigh of relief. Like, I don't have to refinance my house. And then, you know, I was talking through with people like when you refinance a house, you end up paying— I would end up paying like over the course of the next 30 years, like $100,000, $230,000 in interest, you know? And it's just like, man, it was the greatest feeling. Like, it's a huge weight off my back.
I bet. I bet. And so how are you looking at next year moving forward after getting a big win like this?
First things first, uh, coaching with you, you know, we're gonna talk about that, uh, because like, you know, you obviously, you've been through, you've coached a lot of people, uh, the first thing which I want to do for the— continue the remainder of December, uh, remainder of 2025, like just work on refining my follow-up processes and getting to know my CRM a little bit better because I'm using Stride. It is so many things to do in there, like you can— yeah, it's a beast. Website. Like, it is— it's so many things you can do. So like, really genuinely understanding that, like, what can my CRM accomplish? Like, what can it do? Cool. Then basically building up my follow-up processes based on what my CRM can do. Because, uh, I like to kind of explain it like a bucket. Like, if I have a bucket and I fill it up with water and I have a lot of leaks in it, it's like, I don't want to keep pouring more water in it. Like, I want to plug all my holes first, which is why I'm going to tighten up my follow-up processes first. And then once that happens, I want to hire another cold caller, uh, and then, you know, eventually once I start getting more consistent deals, like end up funneling in the mail, like more tailored mailers. But, uh, and then we talked about it as well, like my goal is to, to move to another country and, uh, and just do land flipping. Like all my deals, I've never seen the people, I've never visited, I never talked to the sellers. I mean, I never saw the sellers in person, never went to the title company. So like Why not do it in another country?
Yeah, that's crazy. Being able to do it virtually, be in another country, and you said you have family out there as well too, so that's going to be a huge plus.
Absolutely.
But your plan then is to do this full-time, right?
100%. Because like, all right, so like in that one deal, especially I made a lot of mistakes, I had a lot of debt, but like in that one deal it showed me that I literally made almost half of my salary in one deal. And from the, from the start to when I actually closed the deal, started the cold calling when I stuck to that one marketing channel, started in September, got that deal under contract in October, and then I closed in November. So it's like in the course of 2 months. And granted, that's not going to happen all the time, but it shows you that it can happen. And this is what we're doing it like part-time, like I'm, you know, I'm, yeah, I'm doing this extremely part-time. Like once I go home, I'm not— maybe at night, like once my kids go to sleep, I'm doing a little bit of stuff, but Um, I made almost half of my salary in, in 2 months.
Yeah, that's, that's absolutely crazy.
Marketing costs for those 2 months, say marketing costs for the 2 months, say $4,000. It's like, and I was doing it part-time, so like imagine if I'm doing it full-time, right? Like my job, no matter how good I get at my job, like, oh, you get a 3%, uh, rate of, rate of living if you're lucky.
If you're lucky.
And then it's like, yeah. Out of that 3%, like 90% is going to tax. So it's like, you know, it's— there, there's so much land that there is literally only limitations of what you place on yourself. Like, that, that's how I see this business.
Yeah, yeah. It was interesting too, because before we started recording, you were saying like— one of the things you said stuck out to me, you're like, man, I don't know why people aren't in this business. Or you said something, something similar to that, right?
Exactly.
Yeah, yeah.
Like, it's, it's, it is like, wholesaling houses, cool, like you can make money doing it. Extremely saturated, from my opinion. Yeah, people still making money, but it's like with land, there's, there is far more land than there are houses. Far more land. Like, so much more land than there are houses. Like, I can't even put it in context for somebody who's not in a land flipping business to understand how much land actually exists. And there are so many people who inherited it. Like, like, literally this guy was like, look, I've never sold land before. He's like, I don't really know how to sell land. Yeah, I have a lot of money. They didn't want to call the agent. He's like, I don't know how to sell land. Like, there are so many people who have land, they're like, I just want to sell, just nobody contact me. I'm not going to take actions to go list it with a realtor because I heard, you know, other people might have whatever their experience might be with realtors. Nothing against realtors, but yeah, it's so much land. It is so much opportunity. There are so many specific strategies that you can do, like You can do subdivide, you can do survey hacking, you can just stick with 1 to 5 acres. You can— like, people who buy it and put solar farms on it, people who do seller financing. Like, there's so— it— like, and then the, the thing that I like about land flipping the most is like, there aren't any— like, it's not manufacturing where you have to actually have like raw materials and say, oh, like, I'm buying this from this supplier and I gotta manufacture it, then I gotta ship it. It's like, you don't have to do any of that.
Like, you don't have that overhead.
The overhead is what you make it. You know, you get— your overhead can be extremely limited depending on how much time you have, or yeah, you know, your overhead can be a lot. It's like, but with you having that additional overhead, I'm literally leveraging somebody who cold calls 40 hours a week for a whole month. Like, I realistically just don't have time to do that, and I'm doing it for a fraction of what I had to pay, uh, like an American to do it. Like, yeah, it's a no-brainer.
Yeah. So in terms of growing and scaling, are there any plans on building out a team? Because you have— your plan is to hire another cold caller, but are you planning on building a team or you're just trying to be a lean machine, almost like a one-man shop in a way, which is—
to be determined. I would like to be a lean machine until I don't have to be, if that makes sense. I would like to be a lean machine, just like, oh no, I'm consistently getting these deals by myself. I know for a fact that if I pour more fuel on the fire that I can get more deals. Like, I have a proven system, I'm closing consistent deals by myself. Well, granted, with the cold caller, but I'm closing consistently by myself. It's like, oh, okay, like, you know, then I'll definitely start plugging those pieces. If I can hire one person, it's like, oh, that can 2x my business or whatever. It's like, oh, that's— yeah, that's, that's a no-brainer. But obviously I am very cautious with the debt because of that debt.
Of course. Yeah. I think that's a really good point too that I think people need to understand when it comes to land flipping is they hear about all the profit that can be made, but I don't think they really understand like the cash conversion cycle and the marketing that goes into it. And then you market, you speak to sellers, get it under contract, and then you have to list it, then speak to buyers and sell it. Like that can, that could take months. That could be 3 months, it could be 6 months. So is that where, and this kind of ties into what we were talking about earlier when it comes to mindset, I feel like that's another big reason why people just end up dropping out because they're like, Man, I just spent $5,000. I haven't gotten anything to really show for it yet. And then they just end up leaving, right?
So yeah, I mean, like you say, the reason I said that 6 months is like, because you can absolutely get it, like no-brainer, you can get a deal under contract in 3 months. Absolutely. Like, but like the deal I just got, like all deals are not gonna be like, oh, it's gonna sell in 1 week. It's not. Yeah, you know, it might take like, especially with double closes, you might, it might take 3 months, uh, it might take 4 months. So from the point where you're spending $1 to the point where you see a deal can easily be 6 to 7 months. And like I said, there aren't too many things that people are willing to do for that amount of time without seeing any kind of results.
Yeah, exactly. And I think that's the hardest part is getting the first few deals under your belt. Then you have that profit to grow and scale. But the hardest part is getting over that hump. And I think that's where a lot of people struggle.
It's a real hump. It's a very real hump.
It for sure is. And again, that's why I love your mindset so much, because every time there's an obstacle, like, story's getting better, it's just getting better. I'm like, that's, that's the best way to look at it, for sure.
Yeah.
Um, so what advice would you have for people that are just now getting into this space?
Like I said, depending on, depending on what your background is, depending on your financials, depending on your living situation, I would say like, you know, just test it out. Like, test it out first before you just go super heavy, like, oh, I'm gonna send I'm going to send 10,000 mailers the first month. It's like, but then the next month you're going to send zero. So, you know, see what you can realistically do in your budget for 6 months without changing it. That's what I would suggest to anybody. Now, if that means you manually cold calling, all right, we'll manually cold call for 6 months. If that means you send mail, we'll send the same amount of mailers for 6 months. If that means you hiring another cold caller, let them do it for 6 months. Like, whatever you're going to do, be able to commit to it for a— for 6 months. And just understand that you might not see the result you want even in that 6 months, but if you continue doing it, you're going to, you're going to see progress. Like, that, that is my simplest advice. Like Alex Hormozy says, like, do so much volume that it's unreasonable that I wouldn't see results. If you do so much, talk to 1 million people, you're going to get a deal out of 1 million people. Yeah, it's, this is all a numbers game. Majority of people are not going to sell to you. 99% of people are not going to sell to you. You're looking at 1% of the 1%. Even for that 1% who does want to sell for your price, they might have 5 to 10 to 15 people who are also trying to get it.
Yeah.
So, you know, yeah, right.
And that's, that's another good point too, is that a lot of people don't have a sales background. And I come from a B2B tech sales world, like I would be cold calling all day, every day. And right, you get no and FUs all day, like you just deal with that. And that is mentally draining if you don't have that like kind of built into you, like you just being able to like you, you have that thick skin now and people who don't have a sales background, I think really struggle with that. And you technically didn't have a sales background, right? So how did you, how did you handle that? Because like you said, we reach out to people that aren't looking to sell it, right? So the majority of them, like you said, probably 99% are going to say no. How do you deal with all of that?
Like I said, do so much volume, it would be unreasonable for you not to see results. Yeah, if I talk to 10 people, I'm probably not getting that good. At this point, I've talked to hundreds of people. All right, you don't want to sell your land? Have a great day. F me. Thank you. Have a great day. Yeah. Oh, I'm out of my mind for offering to sell your property? Okay, have a great day. Yeah, like, it's a phone call. It's not like I'm getting physically injured. Like, yeah, you know, just, just keep doing it, and at some point somebody's going to want to sell. Like, that, that's it. Like, I don't have a sales background. Like, I know how to talk to people just because I'm a human, but it's like they're just people. Like, the same way you would talk to one of your co-workers, the same way you talk to your aunt or uncle or your mom, they're just a person. Imagine that you know them on the other line, like, oh, you know, like, what is your situation? Okay, how can I help your situation? Can I help your situation? Because some people you can't help their situation. All right, so that's the first thing. And then realize, like, actually try to get— like, since they're people, get to know them. Don't be like, hi, I can offer you $10,000.
No.
Okay, yeah, that's a big one.
That's a big one for sure. Yeah.
You can't be robotic. And my wife talks about it all the time. Like, I can be very, like, extremely logical where I'm like, all right, yes, let me build rapport. Like, how do I logically build rapport? And sometimes I can get a little mechanical on the phone, but it's like, yeah, calm down. Just talk to them like they're a person. And the more conversations you have, the better you're going to get. It just comes down to it.
Yeah, 100%. If it's a fit, it's a fit. And you're like you said, the mindset of what we're seeing, like, have so much volume, it'd be crazy for you not to build momentum. Something along those lines.
Yeah, exactly. Like, it's like anything you do. Like, say you're not good at basketball. If you shoot 1 million shots, you're gonna make some shots. Like, you have to. That's all it is. It's like, even if you're shooting from half court, if you shoot a million half court shots, which is kind of like what this is— I'm shooting a million half court shots— some of them are going to go up, most of them are not, some of them will go in. Just keep doing it.
Yeah, it always boils down to that, is consistency is what it boils down to, is just keep going through it, have that solid foundation. And throughout that time, like you said, if you're running a marathon or shooting from half court, before you know it, you're gonna be like, oh shit, like, I'm making these all day. Or like, oh, I'm running 10 miles now. I was barely able to run 1 mile like, like a month ago. So it's all about just building that. But man, I— this was an absolute amazing interview, Clyde. Like, I really do appreciate your time. Is there anything else that you want to tell everyone when it comes to land flipping?
Uh, when I— when it comes to land flipping, first and foremost, like, don't limit yourself. I would say that that's the biggest thing. Don't limit yourself. Don't put your mind into a seller just because, like, oh, there's no way they'll take that offer. Well, if you don't think they're going to take the offer, they're not going to take it because you don't even believe it. They're not going to believe something that you're telling them that you don't believe. And like, it can change your life. Like, even though I was in a lot of debt, I made this deal. It's like even if I broke even, which I didn't because I'm profitable, but even if I broke even, it's like, it shows me like, whoa, I can make $40,000 in the course of 2 months with a full-time job, with a wife, with 2 kids. Yeah, you know, I told you like, oh, you know, let me at least consistently get— you literally said this— I was like, let me at least get a consistent like, you know, $5,000, $10,000 deal. You're like, yeah, but people forget about the $20,000, $30,000, $40,000 Like, yeah, so like, and you got a $41,000 deal. $41,288. Yeah, like, and 18 cents. So yeah, but that's what— that's all I would say is like, it's opportunity out here. And even with the economy, like, people are still buying land because a lot of people put mobile homes on it. Like, you know, it's a big one. You know, people are still looking for that rural life. Like, everybody doesn't want to live in the city. It's just so much opportunity Don't limit yourself and just give it a shot.
Yeah, 100%, man. So if people are looking to get in contact with you, where's the best place that they could find you?
Uh, I have an Instagram. I haven't even actually like posted anything land on my Instagram, but definitely, uh, you know, because anybody— I'm an open book. Like, I would literally tell you everything about my business down to the penny because, uh, like Philip Katz, yeah, you know, Philip Katz, haven't even met him, but like, he's like my best friend in land. You know what I mean? Like, yeah, we've been talking for so long. He helped me get through a lot of hurdles, uh, you know, so it's all about just helping people who are just starting. Um, but I have an Instagram, it's Wellman and Son, uh, you know, last name Wellman, W-E-L-L-M-A-N A-N-D-S-O-N on Instagram. So you can follow me, ask me any questions, DM me.
Yeah, for sure, man. Well, I'll put the, I'll put the link in the description for people when, uh, when we launch this. But man, again, this was an absolute pleasure and I'm really looking forward for what 2026 has in store for you. But again, man, it was an absolute pleasure and take care, everyone.
Absolutely. And thank you, Anthony, first and foremost. And thank you for my wife. And thank you, God.
Awesome.
More from Anthony
How Vincent made $76,000 in profit with High Ticket Land Flipping while working a 9-5
