Making a offer without a real estate agent on investment properties?

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Making a offer without a real estate agent on investment properties?

Richie Martin
Investor · Newport News VA Hampton VA Norfolk VA Portsmouth VA, Suffolk VA · Member since 2025 · 36 posts · 12 votes

How do you make a offer with a real estate agent on investment properties?

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Doug P.
Investor · Kitchener-Waterloo, Ontario · Member since 2008 · 1k+ posts · 1k+ votes
1y

There isn't much of an advantage to making offers on listed properties without a buyer's agent. Maybe you can convince the listing agent to take a smaller cut but that's about it.

The play is to market directly to owners of off-market properties and get them to call you. This is where real deals are made.

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  • Caleb Brown
    Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
    1y

    You would contact the listing agent and present your terms. They would write the offer out. Make sure to have POF ready to send to them. If you are going without a buyers agent keep in mind you won't be represented. There is some occurrences where a listing agent will do dual agency but it's rare.

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  • Richie Martin
    OP
    Investor · Newport News VA Hampton VA Norfolk VA Portsmouth VA, Suffolk VA · Member since 2025 · 36 posts · 12 votes
    1y

    Thanks. I can write my offer out without any specific format.

    0Reply
    • Seth McGatheyBusiness Member
      Real Estate Agent · Milwaukee WI · Member since 2024 · 318 posts · 252 votes
      1y

      @Richie Martin I would highly recommend filling out an actual legal offer letter. You can find them online. If you try to just write it up yourself you will most likely miss something, be breaking your state laws if you mess up in the wrong ways, get ignored by the sellers if they think you don't know what you are doing. 

      Although I recommend an agent, doing it yourself it totally reasonable if you know what you are doing and don't mind handling all the due dates throughout the transaction, know who you want for things like inspections, know where and why you want to buy, and know how to fill out an offer. 

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  • Doug P.
    Investor · Kitchener-Waterloo, Ontario · Member since 2008 · 1k+ posts · 1k+ votes
    1y

    There isn't much of an advantage to making offers on listed properties without a buyer's agent. Maybe you can convince the listing agent to take a smaller cut but that's about it.

    The play is to market directly to owners of off-market properties and get them to call you. This is where real deals are made.

    4Reply
  • Richie Martin
    OP
    Investor · Newport News VA Hampton VA Norfolk VA Portsmouth VA, Suffolk VA · Member since 2025 · 36 posts · 12 votes
    1y

    This is a off market property.

    0Reply
  • Doug P.
    Investor · Kitchener-Waterloo, Ontario · Member since 2008 · 1k+ posts · 1k+ votes
    1y

    In that case if you're buying it conventional, cash, sub2, or with seller financing then all you need is the purchase contract for your state which you can get from a real estate lawyer or title company. If you haven't filled one out before have them show you what's needed.

    Then negotiate the deal with the seller, fill out the contract with the details you just verbally negotiated and have them sign it, then have the lawyer/title company handle the closing.

    If you're doing a lease option or agreement for sale you'll need those specific contracts not the standard one.

    1Reply
    • Richie Martin
      OP
      Investor · Newport News VA Hampton VA Norfolk VA Portsmouth VA, Suffolk VA · Member since 2025 · 36 posts · 12 votes
      1y
      Quote from @Doug P.:

      In that case if you're buying it conventional, cash, sub2, or with seller financing then all you need is the purchase contract for your state which you can get from a real estate lawyer or title company. If you haven't filled one out before have them show you what's needed.

      Then negotiate the deal with the seller, fill out the contract with the details you just verbally negotiated and have them sign it, then have the lawyer/title company handle the closing.

      If you're doing a lease option or agreement for sale you'll need those specific contracts not the standard one.


       Thanks...

      0Reply
  • Arman AhmedPro Member
    Real Estate Agent · Columbus Cleveland Dayton, OH · Member since 2024 · 2k+ posts · 916 votes
    1y

    @Richie Martin

    Richie, you can absolutely make offers without your own agent, but keep in mind the listing agent represents the seller. You’d either submit directly through that listing agent (who then works both sides) or work with a transaction coordinator/title company to get paperwork handled. Just know the agent’s loyalty is to the seller, so they’re not negotiating with your best interest in mind. That’s why many investors still use an investor-friendly agent — not just to write the offer, but to run comps, spot red flags, and structure terms that actually protect you.

    [email protected]614-418-6081
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    • Richie Martin
      OP
      Investor · Newport News VA Hampton VA Norfolk VA Portsmouth VA, Suffolk VA · Member since 2025 · 36 posts · 12 votes
      1y
      Quote from @Arman Ahmed:

      @Richie Martin

      Richie, you can absolutely make offers without your own agent, but keep in mind the listing agent represents the seller. You’d either submit directly through that listing agent (who then works both sides) or work with a transaction coordinator/title company to get paperwork handled. Just know the agent’s loyalty is to the seller, so they’re not negotiating with your best interest in mind. That’s why many investors still use an investor-friendly agent — not just to write the offer, but to run comps, spot red flags, and structure terms that actually protect you.

      That makes sense. Thanks


      0Reply
  • Sultan Ali
    Wholesaler · Irvington, NJ · Member since 2025 · 112 posts · 53 votes
    1y

    You can make an offer directly through the listing agent if you don’t have your own. They’ll write it up, but just remember they represent the seller. A lot of investors also use a real estate attorney to draft/review contracts, which can be a good move early on. Either way, make sure you’re familiar with your state’s standard purchase agreement so you know what you’re signing and what contingencies you have.

    0Reply
  • Amber SeelPro Member
    Member since 2022 · 11 posts · 8 votes
    1y

    We are in Ohio and bought off market last year. We drafted our own letter of intent to purchase and then had our lawyer write up the sales agreement. We used hard money to buy it and are in the middle of completed the DSCR to finish out the BRRRR.

    2Reply
    • Richie Martin
      OP
      Investor · Newport News VA Hampton VA Norfolk VA Portsmouth VA, Suffolk VA · Member since 2025 · 36 posts · 12 votes
      1y
      Quote from @Amber Seel:

      We are in Ohio and bought off market last year. We drafted our own letter of intent to purchase and then had our lawyer write up the sales agreement. We used hard money to buy it and are in the middle of completed the DSCR to finish out the BRRRR.


       Thats what Im going to do.. use my title company to coach me through. Not ready to gain passive income yet were the Brrrr stategy would be useful, just flipping.

      0Reply
    • Christian Maluo
      Real Estate Broker · Portland, OR · Member since 2025 · 81 posts · 43 votes
      1y

      @Richie Martin is the cost of an attorney more or less than asking the seller to pay the commission for your own agent. If you are new to this, it scares me to think you won't have your own representation. 

      0Reply
  • Kerlous TadresBusiness Member
    Realtor · Columbus, OH · Member since 2023 · 1k+ posts · 1k+ votes
    1y

    Hey @Richie Martin! When I write an offer for an investor client, I keep it simple and numbers-driven. I confirm their target price, contingencies, and closing timeline, then draft the purchase contract right away, usually the same day. I include proof of funds or a pre-approval, highlight strong terms like quick inspection or cash close, and send it to the listing agent fast so we stay competitive while protecting the deal’s margins.

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    • Richie Martin
      OP
      Investor · Newport News VA Hampton VA Norfolk VA Portsmouth VA, Suffolk VA · Member since 2025 · 36 posts · 12 votes
      1y
      Quote from @Kerlous Tadres:

      Hey @Richie Martin! When I write an offer for an investor client, I keep it simple and numbers-driven. I confirm their target price, contingencies, and closing timeline, then draft the purchase contract right away, usually the same day. I include proof of funds or a pre-approval, highlight strong terms like quick inspection or cash close, and send it to the listing agent fast so we stay competitive while protecting the deal’s margins.

      Thats the issue Im running into.. Time submiiting the offer and staying competetive. I like to make  3 to 4 offers if i can and time is the killer.
      Thank you very much
      0Reply
  • Nadeem Alamgir
    Real Estate Agent · Member since 2023 · 831 posts · 577 votes
    1y

    @Richie Martin

    Figure out your terms, present it to the listing agent if it's on the market and they will write up the offer for you. Keep in mind they don't represent you unless you requested dual agency. 

    I would recommend you work with an experienced agent, especially if this is one of your first investments.

    2Reply
  • Benjamin Louie
    Property Manager · Erie & Millscreek PA | Maggie Valley & Haywood County NC · Member since 2024 · 264 posts · 118 votes
    1y

    @Richie Martin 

    You don’t necessarily need an agent to make an offer; a lot of investors go direct. The main ways are:

    • Direct to seller: If you’re dealing with the owner, you can put your offer in writing using a standard purchase agreement (your local Realtor association or state website usually has templates).

    • With an agent involved: If the property is listed on the MLS, you'll usually need to submit the offer through the listing agent. Some investors bring their own buyer's agent, but you can also just work directly with the listing agent if you don't want representation.

    • Investor-friendly title company/attorney: Super helpful to have on your team. They’ll make sure your paperwork is solid and that you’re protected.

    If you’re new, it’s smart to connect with a local title company or attorney first so you’ve got the right contracts ready to go.

    Want me to make a version that sounds more like a personal experience (story-style) so it feels even more authentic in a networking group?

    0Reply
    • Richie Martin
      OP
      Investor · Newport News VA Hampton VA Norfolk VA Portsmouth VA, Suffolk VA · Member since 2025 · 36 posts · 12 votes
      1y
      Quote from @Benjamin Louie:

      @Richie Martin 

      You don’t necessarily need an agent to make an offer; a lot of investors go direct. The main ways are:

      • Direct to seller: If you’re dealing with the owner, you can put your offer in writing using a standard purchase agreement (your local Realtor association or state website usually has templates).

      • With an agent involved: If the property is listed on the MLS, you'll usually need to submit the offer through the listing agent. Some investors bring their own buyer's agent, but you can also just work directly with the listing agent if you don't want representation.

      • Investor-friendly title company/attorney: Super helpful to have on your team. They’ll make sure your paperwork is solid and that you’re protected.

      If you’re new, it’s smart to connect with a local title company or attorney first so you’ve got the right contracts ready to go.

      Want me to make a version that sounds more like a personal experience (story-style) so it feels even more authentic in a networking group?


       Thank you for your insight! Im on to my next flip and working with wholesalers or just finding them via searching various resources and from my previous experience, I save on my on profits by negotiating my self. I do have a good title company nd law firm that's not expensive. Ill use them to guide me.. If you could send me your version It would be appreciated!

      0Reply
    • Richie Martin
      OP
      Investor · Newport News VA Hampton VA Norfolk VA Portsmouth VA, Suffolk VA · Member since 2025 · 36 posts · 12 votes
      1y
      Quote from @Benjamin Louie:

      @Richie Martin 

      You don’t necessarily need an agent to make an offer; a lot of investors go direct. The main ways are:

      • Direct to seller: If you’re dealing with the owner, you can put your offer in writing using a standard purchase agreement (your local Realtor association or state website usually has templates).

      • With an agent involved: If the property is listed on the MLS, you'll usually need to submit the offer through the listing agent. Some investors bring their own buyer's agent, but you can also just work directly with the listing agent if you don't want representation.

      • Investor-friendly title company/attorney: Super helpful to have on your team. They’ll make sure your paperwork is solid and that you’re protected.

      If you’re new, it’s smart to connect with a local title company or attorney first so you’ve got the right contracts ready to go.

      Want me to make a version that sounds more like a personal experience (story-style) so it feels even more authentic in a networking group?


       Thank you for your insight! Im on to my next flip and working with wholesalers or just finding them via searching various resources and from my previous experience, I save on my on profits by negotiating my self. I do have a good title company nd law firm that's not expensive. Ill use them to guide me.. If you could send me your version It would be appreciated!

      0Reply
  • Shiloh LundahlPro Member
    Rental Property Investor · Gilbert, AZ · Member since 2016 · 3k+ posts · 4k+ votes
    1y

    Hey@Richie Martin. This is pretty simple. If it is an off market purchase you can search on google for the real estate purchase contract for the state where the property is located, use ChatGPT to ask how to fill out the contract, or to find a video on YouTube on how to fill I out. Then go to the person and fill it out with them. You can also conned with a real estate investor friend, mentor, or coach in your area to help you set up the contract correctly. 

    If the property is on the market, you can go to Zillow and look for the listing agents phone number and give them a call or send them a text letting them know you are interested in property. Then ask them questions about the property so you can make a decision on the price you want to offer and then send them an email or text with the terms of the offer and let them know that you don't have a realtor and that they can represent you if they would like to. Let them know about your experience if you have done a lot of deals. This can help them have confidence in your offer. If you are working with someone who is guiding you through this deal, then let them know that you are working with a partner and that together you have done X amount of deals. This is called leveraging the experience of others. Again, it helps the agent have confidence in your offer.

    I have found that making offers through the seller's agent has given me a leg up in the transactions as long as I have the experience and expertise to watch out for my own interests. Also, I almost always make offers well below market value so if anything comes up unexpectedly I can usually cover the cost to get it fixed with the money I saved through the low offer.

    I have probably purchased between 50 and 100 properties this exact way. 

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  • Jimmy LieuBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
    1y
    Quote from @Richie Martin:

    How do you make a offer with a real estate agent on investment properties?

    Great question—making an offer with an agent on an investment property is actually pretty straightforward, but it helps to be clear on your numbers before you start. First, you’ll want to have your financing in place or proof of funds ready if it’s cash, and then communicate your criteria to your agent so they know exactly what type of deal you’re looking for. When you find a property that makes sense, your agent will draft up the purchase agreement and present it to the seller’s side on your behalf, and that’s where you can set your offer price, earnest money, inspection period, closing timeline, and any contingencies you want included. For example, in Columbus, Ohio a lot of investors I work with are looking for properties in the $120–180K range that hit the 1% rule and cash flow from day one, so they’ll often structure their offers with quick closes and clean terms to stand out in this competitive market. The key is knowing your numbers and sticking to them so you don’t get emotional—let the deal either meet your criteria or walk away. Happy to connect and answer any questions you have!

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  • Richie Martin
    OP
    Investor · Newport News VA Hampton VA Norfolk VA Portsmouth VA, Suffolk VA · Member since 2025 · 36 posts · 12 votes
    1y

    I would like to know more about tge 1% rule!

    0Reply
    • Richie Martin
      OP
      Investor · Newport News VA Hampton VA Norfolk VA Portsmouth VA, Suffolk VA · Member since 2025 · 36 posts · 12 votes
      1y
      Quote from @Richie Martin:

      I would like to know more about tge 1% rule!


       1% rule is for rentals.  Almost there.

      0Reply
  • Lesley Resnick
    Real Estate Agent · Jacksonville, FL · Member since 2015 · 1k+ posts · 1k+ votes
    1y

    It is the cheapest money you will never spend, the seller covers it on MLS transactions.

    If you are dealing with a wholesaler, you should use an agent with experience in the wholesale world.  If the agent does not know the wholesalers in town, you should find one that does.  While you will have to pay something it will be the cheapest money you ever spend.  The agent should keep you from face planting.  The wholesalers do not have your best interest in mind.  No matter how charming and warm they seem, their job is to extract as much from you as they can.  You only need to get burned once and you will see the value of paying for talent.  There is no regulation or enforcement of bad behavior by a wholesaler. 

    Let the buyer be ware.

    0Reply
  • Remington LymanBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
    1y
    Quote from @Richie Martin:

    How do you make a offer with a real estate agent on investment properties?


    With or without? You ask two different questions in your post which leads me to believe you should probably be using an agent to help you with things.

    Without—call the listing agent and say you want to be self-represented. Then the listing agent can get both sides of the commission!

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