Where do you guys find off market deals? I’ve been looking for some the past few weeks and I’ve found a few from local wholesalers in my area, but I was wondering if there was a better place to find off market deals. Thanks in advance!Bryant

@Bryant Xavier, hi and welcome to BP!Wholesalers, by definition, are not "off market". They are between off market and retail, otherwise known as the wholesale market. Some of them aren't very good at what they do and will wildly overestimate ARV and underestimate repair costs, so you need to be at least as good as a competent wholesaler if not better at determining current market value of a property "as is" and also the ARV using realistic comps, not the Zestimates or county tax records if you hope to buy a deal that actually makes sense. My criteria for buying from a wholesaler is I should be able to turn around and sell that house the day after I buy it, "as is", for at least 20% more than what I paid for it. Otherwise, it's not a true wholesale deal. Wholesale deals are typically most easily found when the markets are down and everyone is selling. Right now in my area, the market is up and Sellers can almost name their price. Wholesale deals are few and far between. At least, that's true in residential....Commercial is another story. I picked up what I consider very close to a wholesale deal recently with a 6-unit workshop/bay commercial property on 2.25 acres. It's hidden value was that it was vacant and owned by the widow of a recently deceased businessman in my town, weeds growing up in the parking lot, and trash everywhere. Also, no one apparently bothered to climb up on the roof like I did to find a pristine condition standing seam metal roof....look it up sometime to see what I mean about how awesome those are! Shouldn't leak for at least 25+ years. No one here is looking at commercial, so I jumped on it. Everyone here is looking at residential, so few deals to find.The best way to find deals is what I've already shared: look at markets others aren't looking at. PROPERTY TYPE: If residential is flying off the shelf, try commercial or special use. Cemetery lots are surprisingly profitable, if you can get the zoning approved.LAND: Vacant land. Timber land. Hunting land. Land that could be repurposed to a higher and better use. Tear down houses that could be turned into something more valuable. Smaller or irregular shaped lLots that could be combined. Unsold subdivision lots in an area getting ready to booming again.LOW/NO COMPETITION: If you see a dozen "We Buy Houses" signs in the areas where you want to invest, you will have tons of competition. Put your signs where there are no signs.WORD OF MOUTH: Tell everyone you know that you buy real estate. Pass out 100 business cards every week.AGENTS: Take a couple boxes of donuts into the office and learn the names of agents that work with investors. They may not bring you screaming deals, but solid deals are better than zero deals.Does this sound like work? It is. Hard work. But worthwhile if you stick to it. 15+ years in the biz, and I love it!

@Bryant Xavier Here is another resource for you. In addition, there are several pre REO sites popping up now. Check those out too.

@Bryant Xavier There are many ways, Wholesalers are a great way to do it, and the other was are below- Facebook Market place - Meetups in your local area - Realtors that do/work with a lot of investors- Trust/estate/probate attorneys - Family Law attorneys- Handyman/contractor/sub contractors- Lenders/Title & Escrow as well- Your own mailers- Advertising (FB, Craigslist, mailers*, radio, door knocking, NODs etc..)

Where do you find off market deals? Where do you find off market deals?

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