All Forum Posts by: Daniel Generalov

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.

Love your approach—totally agree that triangulating multiple signals is the key. Relying on just one data source, like tax liens or pre-foreclosure filings, often means being too late. 

Lately, I’ve been experimenting with layering different distress signals to catch properties earlier in the cycle. Combining mortgage delinquencies with local economic shifts, like tracking layoff surges, has been revealing some interesting trends. I’ve also been looking at utility shutoffs alongside absentee landlord distress patterns, as well as identifying code violations before they trigger official public records. It’s been an interesting process refining what actually works versus what just creates noise.

What’s been the most predictive early-stage signal in your experience? Are there any overlooked indicators you’ve found to be reliable? Always looking to sharpen the process and exchange insights with others deep in the space.

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?