In this instructional video, Anthony Weiler critiques the common joint‑venture (JV) funding model used by many land investors, showing how it can siphon 40‑70% of a deal’s profit. He introduces the double‑close (double‑blind HUD) strategy as an alternative that lets investors retain up to 95% of the profit while still offering sellers more money and closing faster. The presentation walks through a detailed numerical example comparing a $75,000 purchase sold for $100,000 under both JV and double‑close structures, highlighting the dramatic cost savings from transactional funding (0.5‑5% fee) versus JV profit splits. Weiler outlines the full workflow: securing a seller contract with a marketing clause, aggressively marketing the property for 90‑120 days, finding an end buyer, and coordinating two separate closing transactions through a title company and a transactional funder. He stresses state‑specific legal requirements (e.g., prohibitions in South Carolina and Oklahoma, need for attorney‑in‑fact documents in some jurisdictions) and the necessity of three key partners: a title/closing attorney, a transactional funder, and a real‑estate agent familiar with double closes. The video also discusses scalability—how removing JV capital constraints allows investors to close many more deals per month—and showcases student case studies (e.g., Casey’s $290K in 90 days, Clyde’s $41K deal) to illustrate real‑world results. Throughout, Weiler urges viewers to book a call for personalized implementation support.
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Most land investors are giving away 40 to 70% of their profit to JV partners without even realizing it. But what if I told you there's a strategy that lets you keep 95% of your profit per deal and you could still offer more money, close faster, and have full autonomy over your business? So by the end of this video, you're going to understand exactly how to implement this strategy and why it's going to change how you acquire deals. Look, I've been coaching land investors for 4 years now. Most of them start off with JV Funding because it's easy. But then they realize they're leaving massive money on the table. One of my students, Casey, for example, used this strategy and made $290,000 in 90 days on a single deal. So in this video, I'm going to show you a few things. One is why JV funding is costing you more than you think, and the double close strategy that keeps you in control, how to implement it step by step with real numbers. Now, before we dive into the mechanics, if you want to learn how to implement this strategy in your business and start keeping more profit per per deal, book a call with my team below and we'll show you exactly how double closes work in your market and whether you're ready to make this transition from JV funding. Now let me show you the math that's going to blow your mind. Let me be straight with you. JV funding is fantastic for getting started. It's simple. You find a deal, you partner with an investor, they fund it, and you split the profit. But here's the problem that nobody talks about. That split is absolutely brutal. When you leverage a JV funder, they typically take anywhere from 40 to 60% of your overall profit. Sometimes even 70%. So let me show you what that actually looks like in real numbers. So let's say you find a 5-acre parcel and the market value is $100,000. You negotiate with the seller and you get it under contract for $50,000. Now here's where most investors get stuck. The seller says, hey, I appreciate the offer, but I need $75,000 to make this actually work. But what most people don't tell you is that they will only fund the deal if the contract is at 50 cents on the dollar, depending on the deal. But for now, sure, let's say you do and you find an end buyer willing to pay you $100,000. So your profit is $25,000 on the deal. But the JV funder takes 50% of that, you walk away with $12,500. That's half of your profit gone. And wait, there is more. If the JV funder is more aggressive, they might take 60% or 70%. So suddenly you're walking away with $7,500 or less on a deal that took you months to put together. And here's the kicker, you have essentially no autonomy. The JV funder has the leverage, they can dictate the terms, they can slow down the process, and they can even kill the deal if they want to. Now, this is why so many investors hit a ceiling because they're making deals, but they're not building wealth. They're just funding other people's businesses. Now, what if there's a way to offer the seller $75,000 and we sell the property for $100,000 and keep the $20,000 and above for ourselves? No splitting profits, not giving away control, just you, the deal, and the full profit. And that's where double closes come in. A double close is also known as a double-blind HUD transaction. And here's how this works. Because we have 3 parties that are involved. We have the seller, we have you and we have the end buyer. So you're essentially the middleman, but instead of just assigning the deal to an end buyer, like you would in wholesaling, you're actually taking title to the property, then immediately selling it to the end buyer. Now here's the key difference with a double close is that you have the right to market the property. You get the seller under contract, and then you list the property for sale. You're not buying it immediately. You're getting it to the right market for a set period, usually 90 to 120 days.. So here's the flow to that. So first things first, we reach out to the seller, they want $75,000 for their 5-acre parcel, and we get them under contract for what they're asking for at $75,000 with the right to market the property for 90 days. That is very important. Now step 2 is where we market the property everywhere. So on the MLS, either through flat rate brokers or investor-friendly real estate agents, our investor networks, we are actively selling it at that point. And step 3, that's where we find an end buyer willing to pay us what we're looking for at $100,000. And step 4, this is where the magic happens, because we need to fund the $75,000 to buy it from the seller. But we don't use a JV funder, we use a transactional funder. And a transactional funder takes only half a percent to 5% at the absolute highest of the deal. So let's say 3% on a $75,000 deal, that's a little over $2,000. And if we compare that to a JV funder taking 50% of your $25,000 profit, I think that's around $12,500 that they're taking on this deal alone, you're saving $10,250. And the seller doesn't see the end buyer's transaction, and the end buyer doesn't see the seller's transaction. That's why it's called a double close. And here's the beautiful part: you have full autonomy. You're not dependent on JV partner, you're not splitting profits, you're just facilitating two transactions and keeping the spread. If you're starting to see why this strategy is so powerful, here's what I want you to do. Book a call with my team with the link below and we'll walk you through exactly how double closes work in your state, show you the legal requirements, and determine if you're ready to implement this. Now let me show you the step-by-step process and the critical things you need to know before you get started. Okay, so here's what you need to know to actually execute a double close. You need to know state requirements because not all states allow double closes. Right now, South Carolina and Oklahoma do not allow them, and some other states require what is known as an attorney-in-fact, otherwise known as an AIF document. And that's a legal document giving you the authorization to list the property. Other states may just need a simple purchase agreement, and you have to do your research on your state. This is a non-negotiable. Make sure to get a real estate attorney involved. It is worth the investment. You also need a contract with the seller that explicitly gives you the right to market the property, and this is different from a traditional purchase agreement because the contract needs to state that you have 90 to 120 days to find an end buyer. And you might be asking yourself, well, why 90 days? Because if it goes longer than that, sellers start asking you, well, why don't I just use a realtor? And realtors will lock you up for 6 months to a year. And 90 days gives you that sweet spot. And not only that, but realtors will also take 6 to 10% of commission for the sale. So that's going to eat up even more of your profit once it's all done. And you also have to make sure that you find the right partners. You need 3 key partners, investor-friendly title companies or a closing attorney, a transactional funder, and ideally a real estate agent who understands double closes. Now, the title company is critical because they're going to handle the two separate transactions. They're going to make sure the HUDs are separate, and they are going to coordinate everything for you. The transactional funder is going to provide the capital, and again, they take anywhere from half a percent to 5% of the deal, and that's it. And the real estate agent, if you can find one who understands double closes, they are absolutely worth their weight in gold. They can list the property on the MLS, which gives you massive exposure, and they can handle conversations with end buyers' agents who might be skeptical about the process. Once you have the seller under contract, you need to market this aggressively because we are on a time clock here. So the MLS, either through flat rate brokers or agents I mentioned, your investor networks, social media, because you are trying to find an end buyer as quickly as possible. And again, because the clock is ticking. We have 90 days. If we don't find an end buyer, you either have to extend the contract if the seller agrees to that, or we lose the deal. And this is where your marketing skills matter. You need to be able to present the property in a way that attracts buyers quickly. So here's how this actually works on closing day. You have the property under contract at $75,000, and we have an end buyer ready to pay us $100,000. So we notify the title company, they set up two separate transactions. Now, Transaction 1 is from the seller to you, and Transaction 2 is from you to the end buyer. So we notify the transactional funder, they wire the $75,000, and the title company wires the funds to the seller. You take the title at that point. Then immediately after the end buyer's funds come in, you transfer title to the end buyer. Everything happens the same day, same closing, two separate HUDs, and the seller gets $75,000. The end buyer gets the property and you get the $25,000 spread. The transactional funder gets their 3%, which is a little over $2,000. So I believe that's $2,250 from that transaction. Let's do the full math so you understand the profit. We have a purchase price of $75,000 and the transactional funding cost of 3% of that is $2,250. Let's just say we have closing costs of $3,000 for this. So our all-in cost is $80,250 with a sales price of $100,000. That gives us a net profit of $19,750. Now let's compare that to a JV deal. Now, the purchase price, the same at $75,000. But the JV funder takes 50% of that profit, which is $12,500. So the overall net profit is going to be $12,500 on that deal. So you're making $70,000— excuse me, you're making $7,250 more on that exact same deal. And you have full autonomy. Now, what if we multiply that by 5, 10, or 20 deals a year? That's $36,250 to $145,000 extra in your pocket. Now, this is why Clyde made $41,000 on a double close, and this is why Tracy made $31,000. They're not just making deals, they are keeping the profit. And here's the thing about double closes: they're not just more profitable, they're more scalable. With JV funding, you're dependent on your JV partners and you can only do as many deals as they're willing to fund and you're limited by their capital and their appetite. With double closes, you're limited only by your ability to find deals and market them. You can do 5 deals a month if you want, 10 deals a month. The transactional funders don't care. They make their 3% and move on. And here's the bonus to this. You can actually offer sellers more money and still make a great profit. Now remember, most sellers want at or above perceived market value. With JV funding, we're stuck at 30 to 50% of market value because we need the margin to split with your partner. With double closes, you can offer 50, 60%, sometimes even 80% of market value and still make $20,000 and above per deal. That means you win more deals, you close more deals, you build more momentum. And this is the acquisition strategy that separates investors who are grinding from investors who are scaling. So that's the double close strategy. It's not complicated. It's just different from what most investors are currently doing. Again, you're keeping 95% of your profit instead of giving away 40 to 70% to a JV partner. You have full autonomy, you can offer sellers more money, and you can scale faster. So if you're ready to implement this strategy and start keeping more profit per deal, book a call with my team at the link below, and we'll show you exactly how this works in your state and get you set up with the right partners. But if you want to see this in action with real students, check out the next video where I'm breaking down exactly how Clyde structured his $41,000 double-close deal from finding the seller to marketing the property to closing with the end buyer. That's where you'll see the theory turned into actual practice. So watch that next. The link is somewhere around this video right now.
