Finding the deal is the whole game. You make your money the day you buy, and you can’t buy what you never find.
These are the questions I hear most from new investors trying to find off market properties. If you want the full picture, start with the finding off-market deals guide, then go deeper on driving for dollars, the motivated seller script and real estate investor marketing.
Once you’ve found a lead, you’ll need to know what it’s worth. How to analyze a deal walks through that.
And if you’d rather ask your question directly and get real answers from investors doing the work, join REI Skool, my free community.
Straight answers
What is the best way to find off market deals?
The best way is the one you’ll run every day. For most beginners that means driving for dollars or working a public-record list like probate or tax delinquent owners, plus relentless follow-up. Pick one channel and work it for ninety days before you judge it. More in the off-market deals guide.
How long does it take to find your first off market deal?
There’s no honest timeline. It depends on your market, your consistency, how well you talk to sellers and how well you follow up. People who contact owners daily and follow up for months tend to find deals. People who quit after a few weeks don’t.
What makes a seller motivated?
A life event that makes speed, certainty or convenience more important than top price: a death in the family, divorce, a move, financial strain, a tired landlord or a major repair problem. Learn the signs at how to find motivated sellers.
What should I say on a seller call?
Diagnose, don’t pitch. Learn condition, timeline and motivation first, and ask about price last with ‘What number would make this an easy yes?’ If your offer is lower, show your math and then stop talking. The full flow is on the motivated seller script page.
What signs should I look for when driving for dollars?
Tall grass, boarded windows, tarped roofs, code violation stickers, piled-up mail and other signs a house is vacant or neglected. Two or three signs together are a strong lead. See the driving for dollars guide.
Is it legal to text or cold call homeowners?
Calling and texting are regulated by the TCPA, Do Not Call rules, state laws and carrier requirements like A2P 10DLC registration for business texting. The rules are detailed and the penalties can be serious, so talk to an attorney before you start any outbound calling or texting.
Should I buy leads or generate my own?
I’d learn to generate your own first. You’ll understand motivation, conversations and follow-up far better, and you’ll be able to judge purchased leads later. Whatever you do, track every source so you know what actually produces deals.
How many times should I follow up with a seller?
Until they say yes, no or stop. Most sellers aren’t ready the first time you talk. Set a follow-up rhythm based on how hot the lead is, log what you learned each time, and keep showing up politely.
Can I wholesale the off market deals I find in South Carolina?
Be careful. South Carolina’s 2024 Real Estate Practice Act changes mean marketing property you don’t own can require a license. Read the South Carolina wholesaling overview and talk to a South Carolina real estate attorney before you market any contract.
Do I need a CRM to find deals?
You need one place where every lead, conversation and follow-up date lives. That can start simple. As you grow, a real CRM keeps leads from slipping through the cracks. I built REI Boss to run my own pipeline.
How do probate and tax delinquent leads differ?
Probate leads come from estate filings and usually involve heirs and a personal representative. Tax delinquent leads come from county tax records and usually point to financial strain or a neglected property. Both deserve a respectful approach. See probate and pre-foreclosure and tax delinquent.
Where can I get help with a lead I'm working?
Post it in REI Skool, my free community for investors. You can get experienced eyes on the situation and your numbers before you make an offer.