How Tim Ebie Scaled a Land Flipping Business to $1.3M | Real Estate Leadership & Systems

How Tim Scaled His Land Flipping Business

• Left his corporate job after launching a side hustle in 2017
• Used wholesaling and pre-foreclosure strategies to enter real estate
• Built a 7-person team based on core values: Belief, Drive, Character
• Uses subject-to deals for low-cash rental acquisitions
• Tracks KPIs weekly using the RISE framework
• Closed a $150K profit land deal with zero repairs

From Corporate Job to Full-Time Land Flipper

Watch Tim Ebie share how he transitioned from corporate life to full-time land flipper—and the mindset shifts that made it possible.

Before real estate, Tim Ebie worked in quality assurance and software testing. He studied at the University of Houston and spent 16 years in corporate America. But everything changed in 2017 when he began preparing for a large Nigerian wedding.

With 500–700 guests on the list and a budget far beyond his corporate paycheck, he realized he needed more control over his income.

He started researching side hustles and discovered real estate investing. Friends were already into wholesale real estate, and after reading "Rich Dad Poor Dad," he saw the bigger picture. By day, he worked his 9-to-5. On evenings and weekends, he dove headfirst into wholesaling.

The goal was short-term cash for the wedding but it opened the door to financial freedom.

Why Wholesaling Was the Starting Point

Wholesaling was the easiest entry point. Tim didn’t need large amounts of capital, just market knowledge and negotiation skills. The low barrier to entry allowed him to learn quickly and close deals that generated cash fast. Over time, wholesaling served as a stepping stone into deeper niches like pre-foreclosures and land deals.

Like many new investors, Tim initially dreamed of cash-flowing rental properties. But reality hit: buying and holding required capital he didn’t yet have. So, he shifted his strategy.

Dominating the Pre-Foreclosure Niche in Houston

Tim zeroed in on a high-volume niche: pre-foreclosures in Harris County, which had 700–900 listings monthly. Pulling data from public records, he cold-called homeowners facing foreclosure. The numbers didn’t lie—just one to three deals per month could generate significant profit.

This niche gave him access to both wholesale and subject-to deals. With subject-to, Tim could take over a seller’s mortgage by simply paying off their arrears. Some sellers were $10K behind on payments. Tim would bring the loan current and take control—sometimes with almost no money down.

How Tim Approaches Distressed Sellers

Tim leads with empathy, not pressure. He never starts a call with “Do you want to sell?” Instead, he offers genuine help:

He walks homeowners through possible solutions:

• Loan modification
• Borrowing from family
• Selling the home and walking away with some cash

He also explains the long-term impact of foreclosure: a damaged credit score that can prevent future renting or borrowing. By positioning himself as a guide, not a buyer, Tim wins trust and deals.

The Power of Subject-To Deals

Some subject-to deals stayed in Tim’s portfolio as rentals. Others were wholesaled to generate quick cash. His decision criteria included:

• Amount of arrears
• Rental cash flow potential
• Age and condition of the home

He even landed brand-new homes, defaulted just months after purchase, that required no rehab. Landlords were eager to take over payments, even at break-even cash flow, knowing they’d benefit long-term from depreciation and appreciation.

Tim admits he wholesaled a few deals he wishes he had kept. But his strategy remains clear: stay flexible, know your numbers, and move with intent.

Case Study: A $150K Land Flip Near San Antonio

Tim’s biggest win came from a land deal near San Antonio in a desirable subdivision. The seller owned two parcels—one 10 acres, the other 5—and lived next door. He wanted $200,000 for both.

Tim’s acquisition manager ran the numbers and was stunned: the land was worth nearly double. They quickly put the parcels under contract and listed them on the MLS with seller's permission.

Despite lenders backing out due to the deal’s size, a cash buyer appeared within a week. The property sold for about $395,000. After a double close, the profit was around $150,000, with almost no money in the deal.

The lesson? Well-positioned land, priced right, moves fast and profitably with minimal risk.

Building a High-Performance Real Estate Team

With a $1.3M revenue target, Tim built his team size from 3 to 7. He believes scaling starts with people, but not just more of them. You need the right people, with training, tools, and coaching to succeed.

He’s clear: people don’t succeed just because you give them scripts or KPIs. They succeed when the leader supports them, trains them, and holds them accountable.

Leadership, Culture, and Core Values

Tim’s leadership philosophy centers on the BDC framework:

• Belief: Faith in God and belief in big goals
• Drive: Ambition, hunger, and the desire to win
• Character: Ethical behavior, even when no one’s watching

These values guide every hire, promotion, and team huddle. Wins are celebrated daily. Culture isn’t accidental—it’s designed, reinforced, and protected.

Training, Metrics, and the RISE Framework

Every team member follows a proven process. Tim leans on industry-standard training (like John Martinez’s sales system) and tracks metrics weekly.

They use the RISE framework and stoplight reports to monitor performance:

• Green = On target
• Yellow = Needs attention
• Red = Underperforming

Red flags trigger support conversations, and not blame. Tim uses this data to coach, adjust systems, and even self-reflect: “Did I hire right? Did I train right?”

Tools, Data, and Outreach Optimization

Cold calling and texting are core marketing channels. Tim’s team uses land research tools and skip tracing services.

He’s currently evaluating tools like DealMachine for more integrated data and lower skip trace costs. With 10,000 records a month, efficient data sourcing is key to scale.

Mindset and Personal Growth as a Real Estate Leader

Leadership, for Tim, is less about yelling and more about belief. If someone’s underperforming, he checks the process and himself before blaming the team member.

He draws from books like Extreme Ownership and concepts like John Maxwell’s Law of the Lid:

His goal? Develop himself, so he can develop others, and they, in turn, grow the business.

What New Investors Can Learn

• Start with wholesaling or subject-to to minimize capital risk
• Niche down—Tim chose pre-foreclosures and land
• Track your weekly numbers and address issues early
• Follow a tested sales process and don’t go off-script
• Build and reinforce culture through daily interactions

Final Takeaways for Scaling a Real Estate Business

• Scaling = leadership growth
• Empathy and clarity win over distressed sellers
• Subject-to deals provide powerful rental strategies
• Land flips can deliver six-figure paydays fast
• KPIs guide coaching—not emotions
• BDC values (Belief, Drive, Character) are the heartbeat of the team
• Systems matter—so does sticking to them
• Consistency compounds—keep sowing, keep growing

Frequently Asked Questions About Land Flipping and Real Estate Investing

How do I start a land flipping business with little capital?

Start with strategies like wholesaling or subject-to deals. They require minimal cash and offer high leverage. Focus on learning how to value properties and find motivated sellers.

What are subject-to deals in real estate?

Subject-to deals involve taking over a seller’s existing mortgage while keeping the loan in their name. It’s a powerful strategy to acquire rental properties without traditional financing.

What metrics should I track when scaling a real estate team?

Track call volume, lead response time, appointment set rate, contract-to-close ratio, and deal profitability. Use weekly reports to identify trends and address bottlenecks.

How can leadership improve real estate business growth?

Strong leadership ensures clarity, accountability, and culture. Leaders who invest in training, offer feedback, and lead by example create high-performing teams.

What’s the best niche for beginners in real estate investing?

Wholesaling is often best for beginners due to its low financial risk. Pre-foreclosures and land are excellent follow-ups once you gain experience and systems.