How to find off-market BRRRR deals?

Question

I am getting ready to purchase my first BRRRR. I did research that the best deals are usually off-market deals that you can get before they hit the MLS. Where/how can I go about finding these off-market deals?

Jay Thomas · Answer

Start by reaching out directly to owners who might sell but haven't officially listed their homes. Look for signs like overgrown lawns or unpaid bills, and send friendly letters expressing your interest. Check out distressed properties, like foreclosures or inherited homes, and chat with local lenders or estate agents who might have the inside scoop. Build connections with experienced investors, contractors, and property managers to get the scoop on deals before they hit the market. Use online tools like LoopNet or RealtyLink, and join social media groups to discover off-market opportunities. Cruise through neighborhoods, spot homes that could use some TLC, and chat with locals—they might have the lowdown on hidden gems. Remember, patience is your ally. Stick with it, build relationships, and be ready to act when a golden opportunity pops up. For your Cleveland BRRRR adventure, zoom in on neighborhoods that look promising, learn about property values, repair costs, and potential rental income.

Andrew Postell · Answer

@AnnMarie Bacchus there are TONS of resources and different techniques in finding off market properties. The 2 basic differences are - you self-source the deals yourself or you have someone else source them for you. For me, I have a regular full time job. I can't self-source deals. So, I rely on wholesalers to find the deals for me. There is an entire forum on wholesaling on Bigger Pockets. How do I find wholesalers? I find them through real estate investor groups. It seems like you are out of state, so if you go to facebook and search for "Ohio Real Estate Investors" or something similar to that you will see several real estate group pages. Many of them will have thousands of members. Join those. Then post in there to get added to wholesalers buyer's lists. And then you'll start receiving off market deals in your inbox.

Please understand I am telling you one method of how to find off market properties. There are many other ways. And you'll still need all of the other skillsets required to know if a property is a good deal or not.

Hope all of that makes sense.

Please understand I am telling you one method of how to find off market properties.  There are many other ways.  And you'll still need all of the other skillsets required to know if a property is a good deal or not.

Hope all of that makes sense.

Michael Smythe · Answer

You need to network in your target market to find reputable wholesalers and investor focused agents.

Alfath Ahmed · Answer

I would connect with an investor-focused agent in your market that has a team that does cold-outreach like cold-calling, cold-text, post-cards, street boards, etc...

My team does 1,200-1,500 calls every day. I focus primarily in the Columbus market. That is where most of my out-of-state investors like to invest.

Evan Polaski · Answer

@AnnMarie Bacchus, at the end of the day, a deal is going to be a deal regardless of where it comes from. If it fits your criteria and your investment objectives, it is a deal.

As for ways to source off-market deals: door knocking, direct mailers, cold calling.   Networking with people: talk with the mailmen in the neighborhoods you are focused on.  Call the "for rent" signs and ask about the property for sale.

Off market deals take real work and often some level of capital invested to source.  If they were just "on a list" then they are no off market.  They are fully marketed properties, being marketed through those lists.

Jason Potrzeba · Answer

If you join a local to you real estate investment group, this may increase your chances of being aware of any wholesale or off market opportunities.

Andrew Syrios · Answer

It's always good to get on as many wholesaler lists as you can. But as far as off-market deals go, direct mailings is generally the best way to go. (For foreclosures, out-of-state absentee owners, probate, evictions, people with lots of equity in their homes, etc.) You can also do calls/texts (although that runs into risks with the CAN-SPAM Act). If you're bold, you can also do some door knocking. And then SEO is another way to go, although that will take some time to get going.

Simon Ashbaugh · Answer

You could explore direct outreach to absentee owners, distressed properties and motivated sellers identified through networking. Also, consider online platforms and local connections.

Jessie Dillon · Answer

go to local REIA meetups if you're in the area & try to network with wholesalers and agents! agents might be able to send you pocket listings, and wholesalers can put you on their buyers lists. you can also post in local facebook groups looking to see if anyone knows of any single-family homes that need a lot of love that the owner might want to see an offer on. you could also drive for dollars & target rundown-looking homes, and cold-call or cold-text the owners, or send mailers to them. note that it often takes multiple contacts to get a result with cold outreach. you can also go buy at tax auctions at the courthouse. you can buy from auction sites. you can look on facebook marketplace and craigslist. hope this helps!

River Sava · Answer

Hey AnnMarie - Look into local meetups, investor friendly agents, and facebook groups. Also, happy to help point you in the right direction / answer any questions you have as you go into your first BRRRR!

How to find off-market BRRRR deals?

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