The key to buying
land is to stay away from realtors and the internet because that sort of presence means fees of some sort and the buyer has to pay that off.
People who are willing to self-finance land with little or no down payment are more likely to be the quiet landowners you have to go find, end up having a friendship with, and winning their trust. There are horror stories regarding this on both the seller and buyer side, but they are everywhere.
The problem today is, no one wants to invest that much time in buying a place. They want to see it, make a deal and be on it, yet it is exactly because of that the the best places are not advertised as for even being for sale. Today people are clamoring for friendships in this modern electronic world.
My suggestion to you is, instead of trying to join the system by gaining enough money to enter the world of farm ownership, spend your time trying to find land that can be had by being owner financed. That takes time and leg work, but you would be so much better for it. Not only would you see a lot of land and get ideas on what others are doing, you might even make some friends along the way.
Things to avoid:
(1) Farm Link type memberships: it is rather a scam. The number of sellers to people interested in buying land is so lopsided, people end up paying lots of money on memberships that never materialize into land. I honestly think they should be labeled an outright scam, but I suppose legally they are legal. Anyway, stay away from them!
(2) Land for sale that have signs that say "Will owner finance" as they are seller scam artists for the most part, just waiting for you to miss a payment and take it back. They also will have higher prices
Instead try:
(1)Asking around at
LOCAL feed stores and eateries. It will take time, but investing in time always saves money. Since a lack of money is a problem, well invest in time and trying to meet people.
(2)If a lead on a place falls through, ask if they might know of another farm for sale. I am a 9th generational farm...I know tons of farms that are for sale yet are not advertised. No one asks so I never get a chance to say.
(3)Do not be put off by the run-down nature of the place. You can always upgrade dwellings after the purchase. Owners get tired of people telling them their Grandmother's house is a pice of garbage, when they look on it with fondness and good memories. I have seen so many farms that could have been bought by putting $10,000 into the house to make it livable, and acres of land be bought dirt cheap, yet people walked away. I know that because I have a place like this. Myself I would burn the old house to the ground, but my Father was born and grew up there so I can't touch it.
(4)Be sensitive. Most of the time people love nostalgia and want to continue what has been done in the past. Bank on that, not through deception...I would never advocate that...but even if you intend to go permiculture on a conventional farm, asserting that to a potential buyer right up front is going to lead to frustration. A better approach would be to understand that as you make the conversion, use it as an educational tool THEN...not before the sale...after a deeper friendship is made.
(I once had a woman who was going to move onto my farm on 30 acres I do not use and live in a house there. She kept insisting she was going to wild and crazy things, when in reality...compared to Permiculture...it was rather tame. I was not put off by anything she said, but had it been a true conventional farmer I am sure she would have talked herself out of a potential farm).
(5) Do not be put off by your age difference or appearance. The world is changing and even old duffers like myself who have farmed all our lives know that. Thinking up front your appearance or age difference will automatically disqualify you is self-defeating. Sellers want assurance, and while you may indeed wish to change the farm drastically through a friendship that can take place. It takes trust, and trust takes friendship and time. A great approach is not to gush with lies about keeping things the same, but rather saying, "I want my farm to work out, and I hope to use what has worked in eh past, with maybe some new ideas. Jesh I hope you can explain what your grandfather did because obviously he had a great farm." And then after purchase maybe include them up front in the discussion. "You know they used to use swales, and while I am not sure if your grandfather had any, I was thinking of installing one. Your thoughts on that?" No one likes change and surprises.
Will all this work?
I have no idea, but nice owner-financed farms are out their in droves, people just drive by them everyday not knowing because they are not advertised. Money is tight for everyone, taxes are due every year, and a little something is better than nothing to a farm owner not using it. Add in a little assurance of nostalgia, some kind words regarding the farms preceeding history, and you would be surprised what you might be able to buy. No $11,000 needed.
Best wishes on your quest!