Off Market Deals Marketing

[Ben Oestrike]

I'm looking to start my REI journey in the next few months or so and I'm struggling to find properties that make sense finically. I'm looking for properties close to where I live in southern PA so I can manage my own properties to maximize cash flow. I'd been looking for deals on the MLS and quickly found that it'd be extremely difficult or even impossible to find true deals. I've been advised by a local investor to look off market and utilize seller financing as I don't have much capital to work with nor the 2 years of employment records needed for a bank loan. I'm currently 18 and still getting my feet under me as a Realtor. Luckily for me, my cost of living is extremely low right now so I can save almost all of my commissions. That's another reason I'm looking to use seller financing as I may be able to have a much lower down payment or even none at all.

My question is, how do I reach owners who may be motivated sellers? Since I'm an agent I do have access to non-owner occupied properties so my challenge lies in determining cost-effective marketing strategies. I've been told that for every 1000 people I reach I can expect maybe 1 deal. Which I don't mind because I'm willing to put in the work. I just want to know the most efficient way to reach these owners. I know it'll take more than 1 postcard sent out or one call made and I know I need to make multiple "touches" over a month or two to truly get engagement. What type of marketing should I do and how should I go about it?

Any guidance or resources to deepen my understanding on this subject would be greatly appreciated, as I'm fully committed to investing the necessary effort. Thanks!