Off market deals! It’s easy find yourself some off market deals!

[Joe S.]

I have noticed a lot of realtors, newbies, and even folks that have been buying properties for a while and should know better telling folks to find off market deals.  It is my strong belief and opinion that most of the people tell folks to find off market deals don’t know how to find off market deals themselves. Kind of like a lot of the people that tell folks to get started in real estate with no money is to start with wholesaling. A lot of the people giving this information wouldn’t have a clue where to find a property to wholesale.  A person that’s just looking for a property from time to time Brrrr would not be able to generate off market deals very easily without prior experience, etc.  MOST of The folks that talk about driving for dollars don’t drive for dollars!!! You follow what I’m saying? I realize there might be somebody that comes on this thread that’s trying to pretend like finding all the deals you want is really easy just pay them the right fee and they’ll set you right up. It is very difficult to produce off market deals that are truly good deals or purchased on either great terms or great price.
I see people talking about getting on Wholesaler list. Let me give you a little hint. Most of the stuff on Wholesaler list are close to full market before the rehab. 

[Bruce Lynn]

I always say "off market" is just a marketing term. When someone pitches you an off market property, they're just saying it is not on the MLS. That doesn't make it a deal, it's just being marketed a different way. They are very much "on the market". It was sent to 1000 or 10,000 potential investors today. When you show up at 1pm on Friday to see it, there will be 20-30-50 other investors there too to "inspect" it.

Then 70% or more of the time you won't be able to get it closed.  There will be title issues, probate issues, original seller not willing to close issues, appraisal issues, hard money lender issues, family says grandma not in her right mind to sell at 50% discount issues, termite issues, foundation issues, structural issues, can't get insurance issues, I don't have any money to move out issues, or a whole host of other problems.

Well...every now and then you find someone that wants to dump one and it is a clean deal and they think because they are not using a realtor, they're saving 6%.  They are out there, just have to spend time and money finding them.