Before You Buy Land,

Check for These 32 Deal-Killers: One Overlooked  Red Flag  Can Contribute to Combined Losses of $50K-$300K+

 

I've watched buyers lose hundreds of thousands on land that "looked perfect."  The red flags were there—they just didn't know what to look for.

 

They bought land, started planning, then discovered:  

- Wetlands that consumed 60% of buildable area (value and land use lost)

- Slopes requiring $80K in retaining walls (deal killer)

- Septic sites that didn't perc after closing ($50K+ to fix)

- Zoning that prohibited their intended use (major loss)

- Utility extensions that added $150K to the budget (unaffordable)

- Legal access that wasn't actually legal (lawsuit territory)  

 

One missed red flag (or several) can destroy your entire investment. The goal isn’t perfection — it’s knowing the risks before they become expensive. This free pre-screening checklist shows you all 32 common red flags, before you write a check.

 

 WHAT YOU GET:

✓ The Complete "Red Flag Library: 32 Site Killers That Will Destroy Your Land Deal" (Common Issues Covered. 5 categories and 80+ page premium guide.)

âś“ Environmental & Site Condition Checklist

âś“ Legal, Zoning & Regulatory Warning Signs

âś“ Cost & Economic Red Flags That Kill Deals

✓ Common Mitigation Paths (When issues are sometimes solvable, you’ll see typical options to investigate — not guarantees, not instructions)

✓ Organized by Category for Fast Reference  

 

(Simple PDF. Download and use immediately. This is a pre-purchase screening tool — not a substitute for professional feasibility, engineering, or legal review.)  

 

***Brokers & Realtors - Give this to your land buyer clients as a free gift. They'll thank you—and you'll be the expert who thinks ahead.***

ENTER EMAIL BELOW → INSTANT DIGITAL ACCESS

✓ No credit card ✓ Immediate download (No Waiting)

 The 32 Common Red Flags (Deal-Killers) Most Buyers Miss:

 

ENVIRONMENTAL & NATURAL CONSTRAINTS:

🚩 Wetlands and buffer zones that eliminate buildable area

🚩 Critical areas (streams, steep slopes, landslide hazards)

🚩 Floodplain and FEMA flood zones

🚩 Protected species habitat restrictions

🚩 Contaminated soils or brownfield sites  

 

SITE CONDITIONS:

🚩 Unbuildable slopes (>15% grade)

🚩 Rock, ledge, or hardpan close to surface

🚩 Poor soil conditions (expansive clay, organic soils)

🚩 High water table or springs

🚩 Unstable soils or fill areas  

 

UTILITIES & INFRASTRUCTURE:

🚩 No power available or $50K+ extension required

🚩 No water source or main extension needed ($30K-$100K)

🚩 No sewer access or failed septic feasibility

🚩 Inadequate road access or right-of-way issues

🚩 No internet/cell service (rural dead zones)  

 

LEGAL & TITLE ISSUES:

đźš© Unclear or disputed boundaries

🚩  Easement conflicts (utility, access, drainage)

🚩 No legal access to public road

🚩  Title defects or clouds on title

🚩  Encroachments from neighbors  

 

ZONING & REGULATORY:

🚩  Zoning doesn't allow intended use

🚩 Setback requirements that consume the lot

🚩 Height or bulk restrictions

🚩 Density limitations (units per acre)

🚩 Design review or HOA approval requirements  

 

COSTS & ECONOMICS:

🚩 Impact fees that kill deal economics ($20K-$100K+)

🚩 Utility connection fees (water, sewer, power)

🚩 Required off-site improvements

🚩 Permit and plan review costs

🚩 Restrictive HOA fees or CC&Rs  

 

TIMING & PROCESS:

🚩 Entitlement uncertainty (will permits be approved?)

🚩 Extended permit timelines (6-24 months+)  

 

If you don't check these before you buy, you're taking unnecessary, and uneducated risk. 

 

"I learned this the hard way—losing over $200,000 on one land deal that LOOKED profitable, until we got deeper into feasibility (After I bought it). I built this pre-screening checklist for myself, it's yours FREE so you don't have to learn the same hard lesson" 

Download now and you'll get:

âś“ Complete 32 Red Flag Library (All Major Categories Covered)

âś“ Environmental & Site Condition Checklist

âś“ Legal, Zoning & Regulatory Warning Signs

âś“ Cost & Economic Red Flags That Kill Deals

✓ Organized by Category for Fast Reference 

 

Exactly what you need to SCREEN RISK EARLY.

 

Yours FREE Today!

 

30 years of trial and error...distilled into one simple checklist.

Learn from my mistakes and lessons so you can win from day 1 on your land purchase, mistake free.

Still thinking about it?

Most buyers don't realize a property has fatal flaws until AFTER they close. This checklist shows you the red flags BEFORE you make an offer—when you can still walk away or negotiate a better price. 

This is a pre-purchase screening tool—not a substitute for professional feasibility, engineering, or legal review. Cost impacts vary by location, regulations, and site conditions.

ENTER EMAIL BELOW → INSTANT DIGITAL ACCESS

✓ No credit card ✓ Immediate download (No Waiting)
About Don Leske  
30 years. Nearly $1B in deals. Thousands of lots evaluated.  
After losing $200K on unbuildable land early in my career, I created the system in this guide to help you avoid the same expensive mistakes.  
No BS. Just the truth and the steps.
 "I just had the pleasure of doing business with Don on a $1M+ site and previously in 2018 on an 18 unit development site. His in-depth understanding of the different components involved in site selection, due diligence, navigating through the department of community development, and real estate transactions make him a valuable resource for anyone looking to buy land or build a home. Don and his team had excellent communication from beginning to end and I look forward to doing business with him again in the future."

- Muaz Y, Real Estate Broker

"Don went out of their way to help us navigate the area for an ideal piece of land for our new real estate investment. 10/10 would recommend. "

- Tabinda M.

"Can't adequately express how outstanding Don has been for us so far. His knowledge has been invaluable and, with us being new to the process, we would have lost out on an amazing piece of property without his insight and guidance. His knowledge is exceptional and his communication clear and patient ... exactly the qualities you want when undertaking a process like this.  Janell has been so responsive and personable with all our inquiries, great experience in every way so far!"
-Mallorie R