Transparency
How We Operate
We believe in complete transparency. Here's everything you need to know about who we are, what we do, and how we make money.
Last updated: January 2026
Joshua James Holding LLC
We are an Ohio-based land acquisition company. We buy rural land directly from property owners and offer a Lease + Option to Purchase program to buyers.
Not a Law Firm
We are not attorneys and do not provide legal advice. We recommend consulting with a licensed attorney for any legal questions regarding real estate transactions.Not a Title Company
We are not a title company. All real estate closings are handled by independent, licensed title companies. We do not perform title searches ourselves.Not Affiliated with Government
We are not affiliated with any county auditor, assessor, tax office, or government entity. We are a private company.The Spread
We buy land at a discount from sellers who want a quick, hassle-free sale. We then offer that land through a Lease + Option to Purchase program on terms. The difference between what we pay and the purchase price is our profit.For sellers: You get a fast, guaranteed cash offer with no contingencies, closing costs, or real estate commissions.For buyers: You get access to a Lease + Option to Purchase program with no credit check, no background check. This is not a loan — there is no interest.Survey accuracyProperty boundaries may differ from county records. We recommend a professional survey.
Legal accessSome properties may have limited or unclear legal access. Verify road access and easements.
Zoning & land useLocal zoning may restrict how you can use the property. Check with the county before purchase.
Flood zonesProperties may be in flood zones. Check FEMA flood maps before purchasing.
UtilitiesMany rural properties lack utilities. Verify availability of water, electric, sewer, and internet.
Environmental issuesThere may be environmental concerns. We recommend environmental due diligence.
Contract Assignment & Closings
We may assign purchase contracts to affiliated entities or third parties. All closings are handled by independent, licensed title companies that perform title searches and issue title insurance when applicable.Questions?
If you have any questions about how we operate, please don't hesitate to reach out. We're happy to explain anything in more detail.Contact us →