Middle Tennessee · Land · Legacy
We help Middle Tennessee business owners create passive income from land.
Private land investments. Simple structures. Real returns.
Passive Income
Your capital works. You don't have to.
Secured by Real Property
Every investment backed by land.
No Tenants. No Toilets.
Land investing without the landlord headaches.
Recession Resilient
Land holds value when markets don't.
Simple Structure
You'll understand exactly what you're getting.
Direct Access
You work with David directly. No middlemen.
THE PASSIVE INVESTOR'S FIELD GUIDE
88?
Questions to Ask Before You Fund a Land Deal
The exact due-diligence questions I run on every parcel.
DAVID A. STONE · ALOT.CAPITAL
The Free Guide
88 Questions to ask before you fund a land deal.
Most people who lose money on a land deal don't lose it to a con artist. They lose it to a good person with a great story who never walked the corners of the property.
This is the checklist I use on every parcel — the same 88 questions I hold my own projects to. Use it to vet any land sponsor. There is no deal in these pages, and there is no sales pitch. Just the checklist.
The Thesis
Why Land? Why Now?
Most investors overlook land. Smart business owners don't.
Nobody's Making More of It
Supply is fixed. As Middle Tennessee grows, well-positioned land becomes one of the most valuable assets in the region.
We Force the Value Up
We don't speculate and hope. Every deal has a clear path — subdivision, entitlement, development — that creates value regardless of the market.
No Tenants. No Repairs. No Surprises.
Land investing eliminates the operational headaches of traditional real estate. It's clean, simple, and scalable.
Multiple Ways to Win
Flip, subdivide, develop, or hold. The strategy adapts to the deal. Your capital has options.
Proven in Middle Tennessee
We operate exclusively in markets we know deeply. No chasing deals in places we've never been.
The Difference
The A Lot of Land Difference
Why business owners choose to work with us
You Deal With David Directly
No investor relations department. No account managers. When you have a question, David picks up.
Geographically Focused
We operate exclusively in Middle Tennessee. Deep market knowledge. No distracted capital chasing trends in markets we don't know.
Simple, Transparent Structures
No complicated waterfalls. No jargon. You'll understand exactly what you're getting, when you get it, and how it's secured.
We Create Value — We Don't Speculate
Every deal has a clear path to appreciation. We know the return before we deploy capital.
Investor-First Mindset
Your capital and your return come first. Every deal structure is built around protecting you.
Producer-Level Execution
David has managed multi-million dollar projects with large teams from concept to completion — five times in film, now in land. That same discipline runs every deal.
HEADSHOT
Coming soon
David Stone
Founder, A Lot of Land LLC
The Story
Who Is David Stone?
I did everything right.
At 19, I got my real estate license in Arizona and went to work for a homebuilder. By the time I was in my mid-twenties, I had helped sell over $60 million in starter homes. I understood real estate. I understood what people wanted.
Then 2008 happened.
I had cashed out my entire 401k and IRA — took every penalty — and put everything into a house. I didn't know you could do self-directed accounts without the penalties. I didn't know I was buying at the absolute top of the market. By the time we closed, the property was worth about sixty cents on the dollar.
I was wiped out.
So I did what dreamers do. I pivoted. I spent the next two decades producing films — five movies and a TV series. I learned how to assemble teams, manage multi-million dollar budgets, and take a complex project from concept to completion. Every year. Every time.
But the only times I ever truly built wealth were through real estate.
In 2021, something clicked. I found three riverfront lots in Texas — all three for $45,000 total. I sold each one for $45,000 individually. Then I won an auction for a one-acre parcel just north of a small downtown for $24,000. Six months later I sold it for $94,000.
The land flipping bug hit hard.
I realized the same skills I use to produce a film — find the opportunity, assemble the right team, manage the capital, execute the plan, deliver — translate directly to land development. The projects are different. The discipline is identical.
Now I operate exclusively in Middle Tennessee, acquiring, subdividing, and developing land. I have a movie coming out in theaters at the end of 2026. But this — land — is how I'm building a legacy for my family.
And it's how I'm helping other people do the same.
"Nobody is making more land. Young couples deserve a shot at owning a piece of it. Business owners deserve a place to put their capital that's real, tangible, and not tied to a ticker symbol. That's what I'm building — one deal at a time."
The Process
How It Works
Simple. Transparent. No pressure.
Request an Invitation
Tell us a little about yourself and your investment goals. We review every application personally and reach out within a few days.
Let's Talk
A simple get-to-know-you call. No numbers, no deals, no pressure. We just want to make sure it's a fit — for both of us.
Review Opportunities
When a deal matches your goals, we walk you through it in plain English — the land, the plan, the return structure, the timeline. You decide.
Fund and Earn
Place your capital. We handle everything. You receive your return at closing or per the deal structure. We do all the heavy lifting while your capital works.
Transparency
Active Deals & Deal History
We are a growing company and we're proud to be transparent about exactly where we are. Every investor who has trusted us has done so on the strength of our deal structure, our transparency, and our systems. Here's what we can show you today.
Middle Tennessee Land Portfolio
Multiple parcels under contract and listed across Middle Tennessee. Active acquisition, subdivision planning, and disposition underway.
Multiple active positions
Subdivision Project — Middle Tennessee
Multi-acre subdivision project with private funding partners secured. Lot creation, survey, and sales process underway.
Private capital deployed
As deals close and returns are delivered, this section will grow into a full track record. We'd rather show you something real and small than something polished and vague.
Questions
Frequently Asked Questions
Can I lose money?
Yes. Every real estate investment carries risk, including partial or total loss of principal. What we do to mitigate it: we underwrite conservatively, secure your capital against real property where possible, keep our own money in the deal alongside yours, and give you the full plan and the full risks in writing before you commit. We'd rather turn away capital than misrepresent a deal.
What is the minimum investment?
Minimums vary by deal. We discuss this on our introductory call once we've had a chance to learn about your goals.
How is my investment secured?
Most of our structures are secured by a Deed of Trust on the underlying land, giving you a recorded security interest in the real property. Some deals use different structures (promissory note, LLC membership interest) — whichever we use, we walk you through it in plain English before any capital moves.
How are you different from a syndication, a fund, or a private REIT?
Funds and REITs pool your capital with dozens or hundreds of other investors into a portfolio you don't see and can't influence. We invite a small number of investors into specific, single-parcel deals. You know exactly what land you're funding, what the plan is, and when your capital comes back. No blind pools. No management fee treadmill.
How long is my capital deployed?
Deal timelines vary. Most of our projects are structured with a defined exit — typically 12 to 36 months. We discuss the specific timeline in detail before any capital is placed.
What return can I expect?
Returns vary by deal and by your position in the capital stack. We discuss specific return expectations on our introductory call — we don't publish numbers publicly, and we don't guarantee any return. Anyone who does is showing you a red flag.
What exactly do you invest in?
Raw land in Middle Tennessee — acquisitions, minor subdivides, entitlement projects, and flips. We are land specialists. We don't do rentals, commercial, or fix-and-flip homes.
How do you actually find deals?
A mix of direct-to-owner outreach in target counties, county auctions and tax sales, on-market listings priced or positioned incorrectly, and referrals from a small local network of surveyors, agents, and county officials. We look at hundreds of parcels for every one we underwrite.
Do I need to be an accredited investor?
We work primarily with people we know or who come through trusted referrals. We discuss your investor status on our introductory call and structure each deal to fit.
What's the smallest way to test working with us?
The first step costs nothing and commits nothing: request an invitation, we have a 20-minute call, and either it's a fit or it isn't. If it is, we invite you into the next deal that matches your goals — no pressure to say yes.
How do I get paid?
Returns are typically paid at deal close, or per the terms outlined in the investment agreement for your specific deal.
How do I get started?
Grab the free guide first — "88 Questions to Ask Before You Fund a Land Deal." It's the checklist we use ourselves. When you're ready to talk, request an invitation. We reply within a few business days.
Follow Along
Stay Connected
Follow along as we document deals, share market insights from Middle Tennessee, and build this thing in public. The best way to know us is to watch us work.