How are you finding off-market distressed properties before they hit public records?

[Daniel Generalov]

Lately, I’ve been diving deep into how investors find distressed properties before they officially go into pre-foreclosure. It seems like once a foreclosure hits public records, there’s already a flood of competition.

I know some people use direct mail, driving for dollars, or MLS alerts, but I’m curious—has anyone had success finding these deals before they go public?

Some angles I’ve been looking into:
- Tracking tax liens and utility delinquencies to spot struggling homeowners.
- Checking divorce, bankruptcy, and probate filings for motivated sellers.
- Identifying absentee landlords who are behind on mortgage payments but haven’t listed yet.

What’s working for you right now? Are you seeing more competition, or is there still room to find good deals early?