Advice on finding off market MF deals using targeted mailers

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I know that @joel owens mentioned this technique under the "best deal you've done under$10K" thread and I just wanted to allow some space to expand on how to find off-market Multifamily and small office buildings to send mailers to, to get the listing.

Joel had mentioned as follows "Well for me some of my revenues are off of listings. I sold an apartment building one time and made over 30k from a .34 stamp which landed me the listing !

If you are not an agent or broker then you do not have this angle but it can be a good one."

As a commercial real estate broker myself, I think it'd be interesting to hear the step-by-step method to source these listings and ramp up my business. Anyone that has source off-market commercial deals using mailers please chime in. My market is Charlotte, NC: it is a piping hot market this year too.

1. How to build a list of properties to mail to

2. How to determine what criteria makes a property a good candidate to mail to to solicit the listing

3. Mail pieces and marketing approach.

Hopes this helps not only some brokers but RE investors too.