Set up an LLC before marketing land deals. Text platforms require it, sellers trust a business name more, and you need liability protection on deals over $50,000. Formation costs $300-$500 and takes two weeks; Wyoming and New Mexico offer cheap annual fees.
If you're planning to flip land seriously, you need to open up an LLC before you start marketing. And here's why. First is the legal requirement to use text messaging services for outreach. You legally need to have a registered business. Second is credibility. When sellers look you up and see a real business with a website and a phone number, they actually call back. Third is liability protection. You're going to be handling transactions that are over $50,000. You don't want that tied to your personal name. I opened up mine in California where the annual fee is around $800, but you can choose any state that you'd like. Wyoming is popular because it's cheap with solid privacy protections. Some states like New Mexico have no annual fees at all. I recommend using a registered agent service so your home address stays private. They receive the legal documents on your behalf, and you can file directly on your state's government site if you'd like, but it's quite confusing to do. So I recommend using LegalZoom or Rocket Lawyer to handle everything just for a few hundred dollars. Your total startup cost is going to be anywhere from $300 to $500 depending on the state and service. It's going to take about 2 weeks to get approved and up and running. Once you have the LLC, get an EIN from the IRS and open up a business bank account because that's going to separate your personal finances from your land deals. Save this if you're getting serious about land flipping.
How Vincent made $76,000 in profit with High Ticket Land Flipping while working a 9-5
