In this episode of the Build Better Homes Podcast, Royal Mortier sits down with PJ Riley, a real estate investor who has quietly built a successful business buying and selling vacant land across the U.S.PJ shares his unconventional path into real estate, starting with almost no money, no formal background in land development, and a willingness to learn by doing. From buying $550 quarter-acre parcels to structuring owner-financed land deals, PJ breaks down how land investing actually works behind the scenes, without the hype often pushed by coaches and online gurus.The conversation dives deep into land wholesaling, seller financing, response rates, capital constraints, entitlement challenges, and why land remains one of the most misunderstood entry points into real estate. Royal and PJ also discuss the rising cost of development fees, why builders make their money on land (not houses), and how to vet real expertise in an industry crowded with “experts.”This episode is an honest look at land investing, entrepreneurship, and the discipline required to build something real over time.Topics CoveredPJ Riley’s background and path into land investingBuying vacant land with little upfront capitalWhy land wholesaling works for beginnersOwner financing strategies for land dealsReal response rates from direct mail campaignsWhy capital, not deals, is the biggest constraint todaySelling land via Facebook, signs, brokers, and direct outreachFailed developments and learning from past mistakesRising jurisdiction fees and their impact on housing affordabilityWhy most coaching programs miss the real workHow to vet who you should (and shouldn’t) learn fromParallels between martial arts, discipline, and entrepreneurshipKey TakeawayLand investing isn’t fast, flashy, or passive, but for those willing to do the work, it remains one of the most accessible and flexible paths into real estate. Real success comes from experience, patience, and understanding the fundamentals, not chasing shortcuts.GuestPJ Reilly - Real Estate InvestorConnect With PLIRISWebsite: https://pliris.co Podcast: Build Better Homes

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