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Chris Koerner on The Koerner Office Podcast
The Most Profitable Side Hustle to Start With No Money
⏱ 75 min video · 4 min read15 Jun 2026Worth watching
TL;DR
Brothers Jackson and Carson (ages 23 and 26) explain how they built a land wholesaling business doing over $100,000 profit per month for 40 consecutive months, peaking at $532,000 in a single month. The model requires no money, no license, and no real estate experience — just a phone, internet, and willingness to cold outreach builders and sellers.
Key points
1
The core model: contact a home builder first to get their 'buy box' (price, location, lot size), then find off-market sellers willing to sell 10-20% below that price and pocket the difference via an assignable contract — never buying the land yourself.
2
Average deal profit is $8,600 with 90-95% margins, one deal takes 30-60 minutes, and doing just one deal per month yields over $100,000 per year.
3
Their best month was 37 deals and $532,000 profit; they have done over $100,000/month for 40 straight months, operating in 25-30 states nationwide.
4
Earnest money risk is eliminated by including a feasibility study clause that lets you back out right up to closing day; the builder deposits their own earnest money, not you.
5
Land wholesaling beats house wholesaling because variables are far fewer (no bedrooms, pools, inspections), repeat buyers like DR Horton buy dozens of lots per year, and you never need to physically visit the property.
Actionable insights
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Start with the buyer, not the seller: call spec home builders, ask for their buy box (price range, zip codes, lot size), then reverse-engineer by finding off-market sellers at 10-20% below that number — this eliminates the hardest part of wholesaling, which is finding your end buyer.
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Use direct mail with a pre-filled contract: send a one-page company intro plus a signed offer contract to a list of owners who bought cheap 5+ years ago. Sellers will sometimes just sign and mail it back without a single phone call, as Jackson and Carson experienced at their Miami condo mailbox.
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To get started for free, use TruePeopleSearch to find owner phone numbers manually, make 100 cold calls a day targeting a builder's specific buy box area, and use an assignable contract with a feasibility-study clause so you risk zero earnest money.
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Avoid markets where lots are not uniform — you need cookie-cutter same-size parcels so you can send mass offers. Also avoid fully built-out metro cores; target areas 30-45 minutes outside major cities where new construction is active.
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Watch for wetlands (identifiable on aerial view by gray/dead trees) and gopher tortoises in Florida — these are the primary deal-killers since they can cost hundreds of thousands to remediate and will cause builders to walk.
Notable quotes
“If we lost everything, if we went bankrupt today, we could go into a public library completely for free, go on Zillow and make 20k a month wholesaling land.”
“If you can do one deal a month, and one deal for us takes 30 minutes to an hour, you are making over $100,000 a year.”
“I have not seen another business model where I can make a cold call to someone I have never spoken to and with no degree, no experience, no real estate license, nothing, make a quarter million dollars.”
Worth watching?
✅
Worth watching the full video?
Watch if you want the full back-and-forth on nuances like contract structure, TCPA texting laws, market selection, and deal-killing red flags — the key framework is all here, but the live conversation adds useful depth for anyone seriously considering this model.
Saved you some time? The creator still deserves a like.
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