As real estate investors, we are always looking for great deals. Typically, the best deals come when you work directly with the seller and the home is not listed on the market. However, recently, I have been getting many deals through networking with agents. I always promise the agents I speak with that if they bring me an off-market deal, they will get paid on the front end of the deal when we buy the property and on the back end when we list the property for sale. This way, they make double what they would normally earn if they simply listed the property. This strategy has worked very well for me, bringing in an additional eight deals this year that I wouldn’t have had otherwise.
One of the ways I’ve gotten some good deals is by getting out into the community and going to local events and meetups that are not specifically real estate-related. It’s not something I would’ve thought of right away, but when you talk to people in relaxed settings, they’re often more willing to share what’s going on in their lives - including if they might be thinking of selling their home or know other people that are. I’ve found that being approachable and offering advice, without any pressure, can lead to some pretty unexpected opportunities. Plus, it’s been great for building connections in the community.
I have an MLS (multiple listing service) that sends me new listings directly to my inbox. With this strategy, I can make an offer as soon as a property hits the market, which reduces buyer competition. Plus, getting listings directly means I don't have to spend a lot of time manually looking for new deals.
One unexpected source of property deals that has been particularly fruitful for us is working directly with real estate agents. Agents often have access to off-market properties or distressed homes that aren’t widely advertised. By building strong relationships with local agents through in person meetings and weekly newsletter distribution on our business, we’ve been able to get early access to deals that might not have hit the open market yet. This approach has allowed us to find great investment opportunities and secure properties at favorable prices before the open market or improved pricing for slow moving properties on-market.
As a seasoned real estate investor and owner of TrioCRE, with a Master’s degree in Real Estate Development from the University of Denver, I’ve found that some of the most lucrative and often overlooked sources of property deals stem from strategic repositioning opportunities. One such source involves bank-owned real estate assets. These properties, frequently acquired through foreclosure or financial distress, often require significant repositioning. However, they present remarkable potential for those with the expertise and vision to transform underperforming assets. By utilizing a methodical approach to due diligence and value-add strategies, I have consistently identified opportunities to elevate these properties and generate superior returns. Another key source of deals lies within properties owned by 1031 exchange buyers. These individuals or entities often face timing pressures and specific requirements related to their tax deferral strategies, making them more inclined to transact under the right circumstances. By understanding the nuances of the 1031 exchange process and building targeted relationships with these investors, I have been able to facilitate mutually beneficial transactions. Offering well-suited assets to meet their needs or working with them to exit their current holdings has proven to be a fruitful strategy in unlocking valuable opportunities. Perhaps most notably, underutilized land that can be up-zoned represents a prime opportunity in today’s market, particularly for Industrial Outdoor Storage (IOS) properties. By identifying parcels of land that are currently zoned for lower-density uses, and navigating the often complex up-zoning process, it is possible to unlock significant value. As demand for IOS space continues to rise, especially with the growth of logistics and distribution, repositioning land for this purpose can offer substantial long-term upside. Through a combination of these strategies, I have successfully navigated the complexities of the Oklahoma market, consistently finding under-appreciated deals that deliver exceptional value for investors.
In this space, you would often expect to source property investment opportunities through deal-sourcing experts, property developers and via building relationships with estate agents, and the list continues. These are all relatively straightforward, and in keeping with the market- but if you are willing to go slightly off-piste, there is a whole world of potential to tap into on social media as one example. TikTok, Instagram and even Facebook offer a sphere of content dedicated to property renovation, tiny houses, new age mansions on highly curated feeds, yurts, vans and in some cases even staircases, as shown by the sale of a disused staircase for £25,000 in London last year. There is additionally a whole sub-culture highlighting “terrible” properties where the interior has undergone complete turnaround “you won’t believe it until you see it” properties! This shows the wealth of options a person has when it comes to real estate, and what you can do with the smallest, wildest or most expensive property type. This method of searching could open a whole gateway of potential and provide a fruitful source of deals for savvy investors. Whilst the above might be unorthodox, it is a completely modern undertaking of the task, there is always the benefit of going back to the more traditional. For example, leafleting and door-to-door letters. Although it is not as common as it used to be, it can still be an effective, if more unexpected way of finding those deals other investors might not.
Believe it or not, finding deals on Facebook is a goldmine way of finding new deals. Going into Facebook groups and seeing people post deals is an awesome way to get off-market deals. Another way is emailing and calling realtors for pocket listings that are not on the market yet. Sometimes realtors will hold them back for a few days before listing them in order to find an off-market buyer. I recommend getting lists of realtors, emailing them that you are a serious buyer and letting them know if they have off-market listings to let you know if they are available to chat over the phone about them.
As a real estate copywriter, I work with real estate investors to get them more leads. Surprisingly, many investors struggle with either finding a deal or financing. One of the most unlooked aspects is your niche. Who is your buyer? I sat down to identify a niche with one of my clients. We discovered that his primary leads were senior citizens who owned property "clear & free". Maybe they bought the house back in 1990s and now the house has appreciated enough. They want to sell the house without worrying about a discounted price. They wanted a hassle-free process. The problem is that baby boomers don't look at Facebook. They don't look at Google ads. So we came up with a solution: to publish editorial articles in the local newspaper. It turns out that baby boomers still read newspapers. After reading the newspaper article, when they saw my client at a local event...or when we did cold mailing...people were eager to work with us. So just a simple brainstorming session can bring you property deals that are actually fruitful.
I started my career in Fortune 100 content marketing, so it's no surprise that I use a lot of SEO and strategic content marketing strategies to find deals -- as well as real estate clients. I don't need to be a New York Times best seller. I just need to provide extreme value. So I try to provide information that I wanted or needed 2-4 years ago in my real estate journey. Example: If I publish content related to finding, funding, & self-managing profitable rental properties, I inevitably get contacted regarding an upcoming investment property or portfolio that someone wants to sell. When you show that you are truly investor-friendly -- and not just someone who has worked with an investor once before -- you will be sought out and become an asset in a transaction. That's especially important in this post NAR-settlement environment. In addition, I pre-emptively wrote content around Oracle's corporate campus development here in Nashville and how executives looking to relocate to the city might benefit from a Nashville native and Realtor to help with their home search. That content drives consistent leads to my website. It took some work at the beginning, but the ROI is through the roof and it works day and night on my behalf. It's my little passive lead machine!
To find commercial property deals in a tough market, there are four key strategies to consider: Portal Domination: This involves leveraging online property portals like Crexi, LoopNet, CoStar, and MLS. CoStar is a paid platform primarily used by commercial brokers, while the MLS, though for residential properties, can sometimes offer valuable deals. Success here depends on setting alerts, being clear about your property criteria, and actively monitoring and analyzing the properties that appear on these portals. Strategic Marketing: Building relationships with property managers, developers, attorneys, mortgage brokers, and bankers is crucial. It’s important to be active in your local market, making connections with people who have inside knowledge of properties that may not be publicly listed yet. Networking in person helps uncover opportunities that other brokers or competitors may miss. Data Mining: This strategy focuses on identifying off-market properties by analyzing data from multiple sources. By filtering this data and directly contacting property owners through direct mail, online ads, cold calls, and other methods, you increase your chances of finding properties with high selling potential. Data mining also helps spot patterns and trends in specific areas, revealing investment hotspots. Social Media Reconnaissance: Utilizing social platforms like Instagram, Facebook, and LinkedIn can help attract potential sellers and buyers. Posting valuable content and following key players in the market allows you to learn from your competition and engage directly with people who might have property deals. Don’t hesitate to reach out through direct messages to explore potential deals. Incorporating these four methods—portal domination, strategic marketing, data mining, and social media outreach—will help you stay ahead in the search for property deals. Success in this business requires active effort, networking, and continual market analysis.
One unexpected source of property deals I've found particularly fruitful is networking with local small business owners. Often, they have insights into up-and-coming areas or properties that might not yet be on the market. I build relationships and discuss their needs, that way, I've been able to identify off-market opportunities and get access to deals before they hit traditional listings.
One unexpected source of property deals has been networking with local business owners and contractors. Often, they hear about properties before they're officially listed, especially in cases where a business is downsizing or a building needs repurposing. This approach has led to some highly profitable, off-market acquisitions that might have otherwise been overlooked.
Distressed property of local landlords can result in property transactions. Finding outstanding property deals is absolutely essential for a seasoned real estate investor to create and preserve a profitable portfolio. Particularly for off-market properties or concluding agreements at long-term profit margins, real estate investing is competitive. Many investors turn to MLS advertising, auctions, or distressed property lists. Though they provide substantial savings, distressed property from small, local landlords often go unnoticed. This source, which provides under-market real estate and supports local real estate communities, seems to me to be a hidden gem Sometimes small landlords reach retirement worn out by "landlord fatigue," or the long-term obligations of property management. For long-term, buy-and- hold real estate investors like me as well as flippers and builders, this group offers a special opportunity. Why are small local landlords overlooked? Sometimes real estate investment gives clear possibilities first priority. Searching local MLS listings, Zillow, Realtor.com, and other sites believing they offer the best properties are many investors. Distressed properties abound for below-market rates in foreclosures, auctions, and probate sales. Many investors, meanwhile, ignore the numerous smaller landlords who discreetly run one to five houses. Although these "tired" landlords might not be in financial crisis, they have lost interest in property management. Selling appeals more to folks approaching retirement or changing their way of life, even if they have assets. Small landlords may wish to avoid showing their properties, negotiating with numerous buyers, or working with real estate agents, therefore they are less inclined to advertise their properties on conventional sites. Some after decades of property management want a quick, simple cash out. Off-market bids are welcome by many landlords, which can result in attractive deals for informed buyers.