How to Source 1031 Properties Without an Agent?

Question

Working on a 1031 exchange (40 days left) and exploring options to find solid deals without going through a broker or agent. Looking in KS, MO, or Lake of the Ozarks area. $1M–$3M range.

Interested in:

• Industrial or flex properties with one tenant
• Raw land or off-market opportunities
• Motivated sellers or value-add potential

For those who’ve done this before - what’s the best way to find deals without going through an agent?

• Are there direct-to-seller marketplaces you trust?
• Are loopnet/Crexi worth it for off-market leads, or just broker listings?

Appreciate any insight or creative tips. I have a local agent keeping tabs on this but commercial investments are not their specialty.

Gary Nelson · Answer

Account Closed I have a str deal in Branson right now in that price range that is definitely worth the look. 1.5M with 100K NOI plus more upside. A skilled agent should outperform their fee in almost all cases, more especially on the buyers side. If you'd like to chat about a step up property here in Southern Missouri, please reach out! We even do a ton of LTR deals if you have interest there  we can get pretty close to the 1% rule here

Aristotle Kumpis · Answer

Hi Anna. I may have some brand new duplex's in KC Missouri. I actually have a family home in Lake of the Ozarks. I'll actually be there next weekend. Small world.

Caleb Brown · Answer

With that range it would be tough to find off market unless you do direct to seller outreach at a mass level. That means cold calls, SMS, letters, etc. It also takes time to get a yes. Most wholesalers aren't targeting those properties. I would find an agent, 40 days is not a lot of time to find something yourself unless you are already doing reach outs to owners. I know a solid agent in Branson area, not sure if he ventures into Lake Of The Ozarks

Nick Maugeri · Answer

You don't pay the broker representing you as a Buyer, the Seller will, so why would you not want to work with a Broker who has off market deals and an office full of associates with off market deals? 40 days left to ID your properties - I strongly recommend connecting with a commercial agent.

Andrew Tate · Answer

Call owners directly. Otherwise, your always going to be paying someone for finding the deal. Sounds like you need a commercial wholesaler.

https://legendaryapartmentbrokers.com/

https://cascadere.com/

If neither of those seem like a fit, shoot me a message. We can trade info and I may be able to share a couple other worthwhile intros.

How to Source 1031 Properties Without an Agent?

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