Off Market Deals Marketing

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Off Market Deals Marketing

Ben Oestrike
Member since 2024 · 7 posts · 10 votes

I'm looking to start my REI journey in the next few months or so and I'm struggling to find properties that make sense finically. I'm looking for properties close to where I live in southern PA so I can manage my own properties to maximize cash flow. I'd been looking for deals on the MLS and quickly found that it'd be extremely difficult or even impossible to find true deals. I've been advised by a local investor to look off market and utilize seller financing as I don't have much capital to work with nor the 2 years of employment records needed for a bank loan. I'm currently 18 and still getting my feet under me as a Realtor. Luckily for me, my cost of living is extremely low right now so I can save almost all of my commissions. That's another reason I'm looking to use seller financing as I may be able to have a much lower down payment or even none at all.

My question is, how do I reach owners who may be motivated sellers? Since I'm an agent I do have access to non-owner occupied properties so my challenge lies in determining cost-effective marketing strategies. I've been told that for every 1000 people I reach I can expect maybe 1 deal. Which I don't mind because I'm willing to put in the work. I just want to know the most efficient way to reach these owners. I know it'll take more than 1 postcard sent out or one call made and I know I need to make multiple "touches" over a month or two to truly get engagement. What type of marketing should I do and how should I go about it?

Any guidance or resources to deepen my understanding on this subject would be greatly appreciated, as I'm fully committed to investing the necessary effort. Thanks!

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Tiffani Alvarez
Member since 2021 · 10 posts · 3 votes
2y

Hey Ben,

Congratulations on getting started! I took a BP bootcamp and am part of a Mastermind with Henry Washington; What I've been doing is downloading lists (I create them based on my criteria) from DealMachine or Propstream. I take those lists and import them to Batch Dialer or Need To Skip and cold call. If you want to do postcards, DealMachine has a way that you can send post cards directly from the app/site. However, it's not the best in terms of editing the postcard. 

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  • Tiffani Alvarez
    Member since 2021 · 10 posts · 3 votes
    2y

    Hey Ben,

    Congratulations on getting started! I took a BP bootcamp and am part of a Mastermind with Henry Washington; What I've been doing is downloading lists (I create them based on my criteria) from DealMachine or Propstream. I take those lists and import them to Batch Dialer or Need To Skip and cold call. If you want to do postcards, DealMachine has a way that you can send post cards directly from the app/site. However, it's not the best in terms of editing the postcard. 

    2Reply
  • Preston DeanBusiness Member
    Realtor · Fort Worth, TX · Member since 2021 · 779 posts · 368 votes
    2y

    Your MLS should have some kind of key word search. MOTIVATED SELLER is something I have saved and I would suggest to do the same.

    Other than that there are websites you should have access to that shows you owner history, % of equity and other helpful data.

    [email protected]817-480-9452
    United Real Estate DFW Properties 565 Reviews
    WebsiteView Page
    1Reply
  • Bob S.
    Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes
    2y
    Quote from @Ben Oestrike:

    I'm looking to start my REI journey in the next few months or so and I'm struggling to find properties that make sense finically. I'm looking for properties close to where I live in southern PA so I can manage my own properties to maximize cash flow. I'd been looking for deals on the MLS and quickly found that it'd be extremely difficult or even impossible to find true deals. I've been advised by a local investor to look off market and utilize seller financing as I don't have much capital to work with nor the 2 years of employment records needed for a bank loan. I'm currently 18 and still getting my feet under me as a Realtor. Luckily for me, my cost of living is extremely low right now so I can save almost all of my commissions. That's another reason I'm looking to use seller financing as I may be able to have a much lower down payment or even none at all.

    My question is, how do I reach owners who may be motivated sellers? Since I'm an agent I do have access to non-owner occupied properties so my challenge lies in determining cost-effective marketing strategies. I've been told that for every 1000 people I reach I can expect maybe 1 deal. Which I don't mind because I'm willing to put in the work. I just want to know the most efficient way to reach these owners. I know it'll take more than 1 postcard sent out or one call made and I know I need to make multiple "touches" over a month or two to truly get engagement. What type of marketing should I do and how should I go about it?

    Any guidance or resources to deepen my understanding on this subject would be greatly appreciated, as I'm fully committed to investing the necessary effort. Thanks!

    The deals are not on MLS, just go to the local forums there everywhere. However, you need to be cash, about 100k. Also do you know your numbers? Thats ALL RE is about, just math. I have done 100s and 100s and 100s, NEVER ONCE getting them from a broker or MLS. I can get as many as I want in my market without ever cold calling or doing a mailing. NETWORK, but again, cash as is close in 10 days, that gets you a good rep

    Good luck 

    0Reply
  • Ko KashiwagiPro Member
    Lender · Los Angeles, CA · Member since 2022 · 967 posts · 445 votes
    2y

    Hi Ben,

    Great to see other younger professionals in the space. I used to source off market deals for investors and have done 25,000+ cold calls. The truth is most methods work - cold call, direct mail, referral programs, driving for dollars, etc. I'd suggest briefly look at all the options, then just pick one. The most important factor is consistency, as jumping from one strategy to another over a short period is ineffective.

    310-848-9776
    1Reply
  • Kodie Talley
    Real Estate Agent · Member since 2024 · 7 posts · 3 votes
    2y

    YES to all of the above. My initial thought when reading this was to filter MLS search by "Expireds" and another list of homes that sold over 10+ years ago.

    1Reply
  • Gustavo Munoz Castro
    Specialist · Bothell, WA · Member since 2014 · 269 posts · 80 votes
    2y
    Quote from @Tiffani Alvarez:

    Hey Ben,

    Congratulations on getting started! I took a BP bootcamp and am part of a Mastermind with Henry Washington; What I've been doing is downloading lists (I create them based on my criteria) from DealMachine or Propstream. I take those lists and import them to Batch Dialer or Need To Skip and cold call. If you want to do postcards, DealMachine has a way that you can send post cards directly from the app/site. However, it's not the best in terms of editing the postcard. 


     How has the calling been going for you?

    0Reply
  • Tiffani Alvarez
    Member since 2021 · 10 posts · 3 votes
    2y
    Quote from @Gustavo Munoz Castro:
    Quote from @Tiffani Alvarez:

    Hey Ben,

    Congratulations on getting started! I took a BP bootcamp and am part of a Mastermind with Henry Washington; What I've been doing is downloading lists (I create them based on my criteria) from DealMachine or Propstream. I take those lists and import them to Batch Dialer or Need To Skip and cold call. If you want to do postcards, DealMachine has a way that you can send post cards directly from the app/site. However, it's not the best in terms of editing the postcard. 


     How has the calling been going for you?


     I still haven't gotten any call backs, but I am sending emails in addition to cold calling. 

    0Reply
  • Gustavo Munoz Castro
    Specialist · Bothell, WA · Member since 2014 · 269 posts · 80 votes
    2y
    Quote from @Tiffani Alvarez:
    Quote from @Gustavo Munoz Castro:
    Quote from @Tiffani Alvarez:

    Hey Ben,

    Congratulations on getting started! I took a BP bootcamp and am part of a Mastermind with Henry Washington; What I've been doing is downloading lists (I create them based on my criteria) from DealMachine or Propstream. I take those lists and import them to Batch Dialer or Need To Skip and cold call. If you want to do postcards, DealMachine has a way that you can send post cards directly from the app/site. However, it's not the best in terms of editing the postcard. 


     How has the calling been going for you?


     I still haven't gotten any call backs, but I am sending emails in addition to cold calling. 


     Are you talking to anyone when you call? That should be a solid way to talk to potential sellers every day. I run a call center for real estate, would love to give you some pointers

    0Reply
  • Nadeem Alamgir
    Real Estate Agent · Member since 2023 · 831 posts · 577 votes
    2y

    @Ben Oestrike

    For "every 1000 people I reach I can expect maybe 1 deal" is not true even in a tough market. I think many forget that the first call isn't the only call determining if someone is looking to sell or not. 

    It's the first touchpoint as you mentioned. But everyone is looking to 1 call close on real estate transactions. Now if you're trying to leverage time and save money, I would pull a list in the areas you're looking for cash flow and dedicate an amount of time every day for the next 60-90 days to start building relationships with these sellers.

    You should start seeing an influx of "unmotivated" sellers wanting to sell in after just 1 month of results. If the price points are too high I would try to ask for a price that makes sense for you but I wouldn't throw numbers that you know would make them feel insulted. 

    Best of luck! 

    0Reply
  • Yogev Lifchin
    Specialist · Krakow, Europe · Member since 2019 · 87 posts · 25 votes
    2y

    Over the past three years, I’ve been using most of the major off-market techniques.

    One standout method has always been pulling data and feeding it into a call center to generate off-market leads. In my opinion, this is much more effective than texting, which often feels like a constant game of cat and mouse with phone carriers. It’s relatively simple and, while it does cost money, it’s one of the more cost-effective options. That said, expect to deal with a fair amount of fluff leads.

    The two best strategies I’ve found are inbound methods: direct mail and Google Ads.

    Direct mail can be expensive, but it can also yield highly discounted properties.

    Google Ads, on the other hand, doesn’t require data extraction like calls, direct mail, or texting. However, it does demand solid digital marketing expertise to see positive results. These days, I’m all in on Google Ads.

    One last thing is to start working with PROFESSIONAL wholesalers (emphasis on PROFESSIONAL). These are reputable people who stand behind the properties they find and are reliable for ensuring a smooth transaction.

    0Reply
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