All Forum Posts by: Adrian Lammersdorf-Scioll

I've been seeing the same thing—finding good deals is getting harder, especially with so much competition on both the MLS and off-market channels. The usual go-to strategies like direct mail and cold calling still work, but the response rates have been dropping, and a lot of sellers are either unrealistic on price or getting bombarded by investors.

Lately, I’ve been focusing on identifying early-stage distressed properties before they even hit public records. Instead of waiting for pre-foreclosure filings or tax liens to become widely available, I’ve been tracking subtle distress indicators like mortgage delinquencies, utility shutoffs, and code violations that often show up first. It’s been helping me surface opportunities before they become obvious to the market.

Have you noticed any particular types of deals getting harder to find? Are you struggling more with on-market or off-market properties right now? I’d be happy to swap notes and see if there’s a way we can help each other out.

If you are struggling to find deals right now, you are not alone. The game has changed, and you have to be more proactive than ever to uncover solid opportunities. The good news? There are still plenty of deals out there, you just need to know where to look and how to get in front of them first.

One of the best ways to find deals is by working with wholesalers. These guys spend all day tracking down motivated sellers, and their whole business depends on moving properties quickly. If you build relationships with the right wholesalers, you can get access to deals before they ever hit the market. Connect with local wholesalers on BiggerPockets, Facebook investor groups, and at networking events. Let them know exactly what you are looking for so they come to you first when they get a deal that fits. Be ready to move fast because wholesale deals do not last long.

Another great way to find deals is by buying directly from other investors. Sometimes seasoned investors want to sell part of their portfolio because they are tired of managing properties, need quick liquidity, or are looking to 1031 exchange into something bigger. Many of these properties never get listed because they are sold within investor networks. Start building relationships at real estate meetups, REIAs, and even through property managers who may know of landlords looking to offload properties.

Do not overlook the power of your personal network. Family, friends, and co-workers may already know someone looking to sell. Let people know you are buying real estate. Post about it on social media. Ask around & you would be surprised how many off-market opportunities come from casual conversations.

Running targeted marketing campaigns is another effective strategy. The old-school “We Buy Ugly Houses” model still works. You can run targeted ads to homeowners in distress using Google Ads, Facebook, or mailers. Driving for dollars and looking for vacant or run-down properties is another way to find motivated sellers. In some areas, bandit signs still work if used correctly.

Building a strong brand and being visible as an investor also helps bring deals to you. Yard signs, car magnets, and even business cards still go a long way. Make sure your website or social media clearly says you buy investment properties. The more visible you are, the more likely someone will bring you a deal.

At the end of the day, the right real estate team can be the perfect catalyst for your operation. Having a dedicated person whose job is to find and negotiate deals that match your goals can help you scale much faster. Remember, commissions are always negotiable, so you can find the right agent and agree to terms that fit your needs. Real estate is all about scaling efficiently, working with the right people makes all the difference.

Disclaimer: I am a licensed real estate broker associate in Florida, but I am not an attorney, CPA, or financial advisor. The information shared is based on my experience and industry knowledge and should not be considered legal, tax, or financial advice. Always consult with a qualified professional before making any real estate investment decisions.

Good day Adrian, I am intrigued to know why you stopped using propstream and was it from there data you got the Fk you's from? If so, do not feel down as many people report this. Its because there data is at least 2 weeks old, only covers around a third of the leads available from county records and is made available to every subscriber at the same time via the data update they receive from the data brokers and records departments.

Keep in mind that any service that is receiving data is at the behest of the provider and this is certainly the ecase with propstream, propwire and most likely batchleads. Using these sources guarantees you will be accessing leads which everyone is accessing which is the complete opposite to what  investors/wholesalers should be targeting. Make sure you find out from whoever you want to use data from how often they update there data and where they source it from.

Where is your market?

Hey Adrian, I'm a real estate investor from Miami :)

Lately, AI has been a huge help in closing deals and saving me a ton of time. Instead of chasing leads manually, I've been using it in a few different ways. It follows up with realtors I've worked with before, so I hear about off-market deals before they hit the MLS. It also scrapes MLS for properties sitting 90+ days and reaches out to sellers who might be open to creative financing.

Another big one: it sends out offers in bulk, tracks responses, and helps me focus on the ones that actually move forward. I'm not wasting time on dead leads or playing phone tag all day.

Honestly, it’s taken so much of the busy work off my plate, so I can just focus on closing.