Sumner Healey

700+ land deals. Founder of LIA 2.0 + Land Insights. Teaching the Mid-Market Land System. Usually barefoot somewhere outside the U.S.

[Sumner Healey @Sumnerrh]

Been a wild last few weeks...

https://t.co/bfPeyeeq8s

[Sumner Healey @Sumnerrh]

Land Insights can now connect to ChatGPT and Claude.

This is a big shift.

You can ask things like:

“Is this county worth marketing in?”

“What’s a fair offer on this APN?”

“Pull comps nearby.”

“Build a due diligence summary.”

“Find vacant parcels with out-of-state owners.”

“Which markets are heating up?”

“Where are good subdivide plays?”

Most software makes you click around until you find the answer.

The API lets you start with the question.

That’s the future of land investing software.

Better data.
Cleaner decisions.
Less guessing.

Book a Land Insights demo and get 1,000 free seller leads:
https://t.co/JtY7g4u2mW

[Sumner Healey @Sumnerrh]

One of our LIA members is 61.

She stayed home to raise 4 sons for 18 years, went through a divorce, and had very little in reserves.

Now she is learning land investing and feels like she has a real path toward building a retirement fund.

That is why this business matters.

Not because it is easy.

Because it is a real skill.

Market selection.

Pricing.

Seller calls.

Offers.

Follow-up.

Buying at a discount.

Selling for a profit.

Her fiancé is even starting to make calls with her now.

Apparently the thick southern accent helps.

Honestly, probably true.

This is what we are building inside LIA 2.0.

Structure, feedback, Deal Lab calls, market reviews, pricing help, and a community of people actually doing the work.

Join here:

https://t.co/fog6PnMTlo

[Sumner Healey @Sumnerrh]

13/ I broke the full 7-step plan down in this video:

How I’d spend $5,000 if I was starting land investing from scratch in 2026.

Watch it here:

https://t.co/LM0TyciEBm

[Sumner Healey @Sumnerrh]

6/ Step 2:

Next...we build a buy box.

“I want land in this county” is not a strategy.

A better buy box sounds like:

5–20 acres.

Road frontage.

Not landlocked.

Low to medium slope.

No major flood or wetland issues.

Clear buyer demand.

That is much more useful.

[Sumner Healey @Sumnerrh]

12/ The $5,000 plan is really not about the $5,000.

It is about building the feedback loop.

Market.

Data.

Outreach.

Offers.

Seller conversations.

Follow-up.

Adjustments.

That is where the business starts to become real.

[Sumner Healey @Sumnerrh]

5/ Step 1:

Pick one market.

Not five.

Not seventeen counties.

One good market.

I want a market with strong demand, healthy supply, and sell-through that actually makes sense.

A county is not good just because it has vacant land.

That is lazy underwriting.

[Sumner Healey @Sumnerrh]

1/ If I had $5,000 to start land investing in 2026, I would not spend it the way most beginners do.

No logo.

No fancy website.

No three-month “research phase.”

No random county.

No blasting offers into a market I barely understand.

That is how people burn through money.

[Sumner Healey @Sumnerrh]

4/ The first $5,000 is not supposed to buy certainty.

It is supposed to buy feedback.

That is a big difference.

You are trying to find out:

Is this market good?

Are sellers responding?

Are my offers close?

Is my list clean?

Am I creating real conversations?

[Sumner Healey @Sumnerrh]

3/ If I was starting over, I’d keep the plan simple:

One market.

One buy box.

One clean list.

One acquisition channel.

One pricing process.

One follow-up system.

One 90-day feedback loop.

Boring, but that is usually where the money is.

[Sumner Healey @Sumnerrh]

2/ The business is not dead.

The lazy version is.

Most beginners do not fail because land investing is too complicated.

They fail because they do the steps in the wrong order.

[Sumner Healey @Sumnerrh]

12/ So the question is:

What is the “Costco hot dog” in your business?

The thing that may not maximize profit by itself, but makes the whole machine work better.

P.s. Make sure you go support your local Costco and smash a $1.50 dog this week, dog.

[Sumner Healey @Sumnerrh]

1/ One of my favorite business stories is the Costco hot dog.

Costco started selling the hot dog and soda combo in 1985 for $1.50.

Forty years later, it is still $1.50.

Which is insane lol...

[Sumner Healey @Sumnerrh]

11/ Costco understands what the hot dog is supposed to do.

A lot of operators do not understand what their version of the hot dog is.

That is usually the mistake.

They optimize the part and weaken the whole.