two hundred dollars, or ten dollars per lot, will cost but six to twelve dollars per year to carry and half a dollar for taxes, and if a stable does come next you, why, you can sell your land for a blacksmith shop.

Besides this, a ten-dollar lot, if restricted for residence or available for business, often advances to $100 in a year; one good house which some one else built near it may raise its value that much.

If the land is high priced, see that there is some kind of a building on it; even a shanty will usually bring in enough or save you enough by its use to pay the taxes; so you will have that working for you whilst you are away.

If possible, buy at auction and of reputable people who are not boomers, or at least buy at forced sale; that is how real estate is sold when it must be sold. Choose lots level with the curb and on high ground, lest the expense of grading and sewering eat up your profit.

Keep in mind that in buying land for speculation one really buys the opportunity to tax other people, by taking part of their earnings in the shape of rent or price. Do not then be deluded by boom schemes in inaccessible or desolate places; choose rather that land which in the natural course of events others must have in order to work or to live.

Home buying in small communities is safer than in the outskirts of a large city, because public improvements are much less costly. If you put $500 in a $5000 home and carry the balance on mortgage, an assessment of $1000 for streets or sewers, which helps the vacant lots, will probably put you out of business. Whether for use or speculation, buy in an established neighborhood or where the circumstances and neighbors are such that restrictions or expenditures will make its character sure. The increase in your land value depends first upon the presence, then upon the efforts, of others; it is by their labor you hope to profit.

Therefore, buy property on leading thoroughfares; except in a very small section devoted to the residence of millionaires, the price of residence property has a limit; even there the merest accident or the whim of fashion may destroy the value, but there is no telling what figure business property may reach.

Do not build unless you have to. It is rare that a building pays five per cent net on the value of the land and the cost of the house. "Who buys a house already wrought, gets many a brick and nail for naught." If, however, you can get a piece of ground in a growing neighborhood and live on it till you can sell at an advance, that is the safest, and surest of investments. It delivers you from the power of the landlord.

Lastly—in real estate—don't bite off more than you can chew.

Most of these rules apply to the purchase of suburban land. In farm buying, keep as close to your market as you can. See that railway facilities are all right; get land likely to be needed for other purposes. The best way to begin is by securing all information possible from state agricultural departments. Write to the industrial agents of important railroads traversing the section in which you want to locate. They have detailed information regarding land, markets, social conditions, etc.; get from the United States Agricultural Department a map showing the soil survey of the section of your choice. It must be borne in mind that personal aid is not to be expected from State Agricultural Departments, Bureaus of Immigration, railway companies, or any public agency.

From the big farm agencies run for profit you can get lists of thousands of properties for sale. Some State Agricultural Departments cooperate with real estate men in their own states, by referring inquiries for farms to them. Some states issue from time to time lists of "abandoned farms," but these change so constantly that they help but little except in the way of suggestion.

When you start farm-hunting take along a good map. Then you will know a few things on your own account. Verify railroad maps and "facts," as they are often biased. Don't waste your time wandering around a strange locality by yourself. The local real estate man knows more about his community than you can learn in five years. In trying to find out things for yourself you will waste in aimless journeys, undertaken in ignorance of real conditions, more time and money than a real estate man's commission amounts to.

The only way to form a correct idea of the production of any given section is to examine a particular farm in detail. Within well-recognized limits, all the farms thereabouts will be found of similar character. Before spending money to look at land, learn all you can by correspondence. Whether it is more profitable in the long run to buy that good plot of land in a high state of cultivation with good buildings on it, at a high price, than to buy this exhausted piece of land with poor buildings or none at all, is a question for the individual to decide. It depends on your energy, grit, age, and how much money you have. It is much easier to take advantage of what the other fellow has done, than it is to build from the stump. You must bear in mind, however, that well kept land in a high state of cultivation seldom goes begging in the market. On the whole, if you have the capital to do it, you can make the biggest wages by buying rough or neglected land, and hewing it into shape.

If you have a knowledge of soils, you may be able to find land that will grow something that no one supposes it will grow. This will be particularly useful in the case of land thought to be valueless. The lands about Miles, Michigan, were considered sterile until some one found out that they would grow mint, a valuable crop, which made the land salable at high prices.

Get hold of a desirable bit of the earth. All that men wear or eat or use; everything—shelter, food, tools, and toys comes from the land by labor. Even the capital used to make more of those things is taken from the land. The employer and the capitalist are, at bottom, only men who control the land or its products, who own rights of way, mining rights, or the fee of valuable lands. Thousands have "made" money by finding unexpected products in their land or of their lands, oil, coal, mineral, plants; thousands more because their land was needed by some one else, and they were paid to get out of the way.

To speculate on these chances is risky business; to keep land that enables you to make good pay while you wait, is profitable.

CHAPTER IV

VACANT CITY LOT CULTIVATION

In this book, necessarily, we have to take much upon the reports of others, checking them by our own judgment and experience. The startling accounts of what has been done and is being done on plots of about a quarter acre to each family, however, can be easily re-verified by any one who will go or write to Philadelphia, or examine any present experiment or model gardens. These show what can be done even by unskilled labor, with hardly any capital, on small plots where the soil was poor, but which are well situated.

The directors say: "The first Vacant Lot Cultivation Associations were organized when relief agencies were vainly striving to provide adequate assistance for the host of unemployed. The cultivation of vacant city lots by the unemployed had already been tried successfully in other cities. The first year we provided gardens, seeds, tools, and instruction only, for about one hundred families on twenty-seven acres of ground. At a total cost to contributors of about $1800, our gardeners produced $46,000 worth of crops."

The applicant is allowed a garden on the sole condition that he cultivate it well through the season, and that he do not trespass upon his neighbors. He must respect their right to what their labor produces. A failure to observe these rules forfeits his privilege.

During twenty years, more than eight thousand families have been assisted, many old people who could no longer keep up